It changes as you pay down the property from primarily interest payments to then primarily principal payments on a standard 30 year note

If I were in your shoes, I would do the following:- set 6 months worth of income aside in a HYSA to save it for a rainy day (this will help shield you if you lose your job, or if something goes horribly awry with your investment properties)- open a Bank on Yourself life insurance policy (this is a specific type of high dividend paying whole life insurance where you can borrow against the cash value in your policy at any time and the money will continue growing as if you never took out a loan.

Errors and omission insurance is covered by the company $$$$Look for an entry job in mortgage at a bank or credit union.

It's your job as a landlord to pre-screen potential leads (gross income, credit score, evictions or not, etc) and then only schedule showings for those people that meet your screening standards.

Florida, you could have more expensive insurance (the whole state is a mess, but near the oceans would be worse. 

I have been told about 60% of the rent will go towards Taxes, vacancy, capx, property management fees, repairs & insurance, and I will be left with 40% to pay off the mortgage or keep as profit.

Never send money in advance for their fee's  NEVER. thats a huge red flag that they are just out for fees and are fake lenders.2. bad or not really good written english .. on the phone they sound like they are off shore ( which they are ).3. rates  lower than market most of the fake lenders will advertise 5% rate that does not exist.4. insisting you pay for mortgage insurance  there is NO mortgage insurance on PML HML loans does not exist.While NMLS registered and state licensed is a good way to vet a lender keep in mind only 12 states require it.

if you just buy a standard LTR with a conventional mortgage, you'll be break even or negative in most markets, and your down payment will sit there doing nothing.i own a condo in Stamford, and i plan to start doing more in Fairfield County in 2025 when i have more time. 

The Special Stips section is at the bottom of page 6 on the standard Georgia Purchase & Sale Agreement (GAR Form).As for contingency, if you ask for a due diligence period, this time can be used to do all your due diligence, including inspections, getting financing in order, finding an end-buyer (if you're wholesaling), etc.

It's hard to say without knowing the rest of your financials, but 7.5 with 2 points and change is pretty standard in today's market for an investment property.