My daughter has enough spare funds to pay the rest so it doesn't have to be financed and then I could transfer it to her but is that a good use of her funds rather than leveraging her cash?

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Hire a lawyer to assist in the purchase and to review the HOA financials and regulations pertaining to investors.Buy with minimum down/maximum leverage if you hope to gain true positive cash flow.Dead equity and HOA fees will seriously cut into your cash flow and turn the investment into a liability.

Most conventional wisdom/lessons learned are to the tune of not over leveraging, and any discussion involving >80% LTV seems to create a sense of nervousness (I am making a generalization here).

I let the other guys in town try for the max leverage deals.but I am unaware of any lender private or bank that will do 100%  ... what the OP talked about is defiantly an anomaly or they are premier ( high net worth depositers in the bank)

Ultimately we are aiming to scale quickly so we have to use leverage.

I will be educating myself as much as possible over the next year before I start working so I can hit the ground running when I have acquired enough knowledge and some capital.  

The usual scenario is to leverage your return higher by borrowing at interest rate lower than your cap rate.In your example, assuming no capital expenditures, loan costs, closing costs, etc... a 7.7% CAP and 80% loan, rough estimates of your CoC return at different interest rates might look like below: Interest Rate Cash on Cash Return 4.0% 15.6% 5.0% 12.7% 6.0% 9.7%As you can see the lower the interest rate on the loan the higher the return.Cheers...

If you have not already done so, begin with the Ultimate Beginners Guide under the "Education" tab above and then select the "Guides" flyout.

You’re on the right track by educating yourself and not rushing into anything.