As an investment property you can go up to 85 LTV on a portfolio loan with interest rates in the 3.25% - 3.50% range.

Are there a wide range of renters there (Class A?

Join a MastermindYou have a partner but widen your range of support together.

But there is plenty of economic diversity and growth here. 

My price range used to be $40-60k for a 3 bedroom 1 bath prior to Covid but I don't know if that is possible given the competiveness of the current market.

If third party, typical management fee is 10% and leasing commissions range, but commonly 1 mo rent for new leases and 1/2 mo rent for renewals.  

The problem is the FHA loan limits (~$1.2M and $1.5M respectively for a 3 and 4 family) and my available cash put these properties out of my price range (prices range from $1.3 - $1.8 in the areas I am looking at). 

Southern side of Cape Coral is easily seeing most lots in the $50,000+ range, whereas the Northern side could still be as low as $8,000

So I'm thinking that the total will be in the mid-20 range.

Your in the 40 inch range.  5.5 acres, I would budget about $15,000.7.