Your on the right path finding a good deal is important but even more important is negotiating the price and terms.I want to help you I have a list of homes in central florida and we can l want them and pick the ones that fit your needs and wants lets connect and I will give you the details. 

I know that was discouraging....did the momentum pick up after that?

Of course you can go inner city or Linden and pick up property for under 10k, but then the quality of the tenant you'd have in that area isn't usually good.  

And our fault was that my dad picked a wrong word.

This fall I picked up a foreclosed duplex with a loan from a family member, fixed up one unit and moved in, and am nearly finished with the second unit.

If the other buildings on my block are all PM managed at let's say, $800/mo...and they're charging 10%, why not discount my rent a little and have my pick of tenants, plus, they know what the other bldgs are charging, what few vacancies I have are often filled by neighboring bldgs...

They are there just waiting to be cherry picked!

Often you can pick up on clues as you meet people.

You do have to pick wisely and really identify the reliable companies in the market you want to invest with, then get to know them.

I just got back from Kansas City to meet with a total of 4 turnkey providers that I picked out from about 8 providers and agents.