I understand that I should have a separate bank account from my personal checking/savings, but based on my research, this first deal won't necessarily provide cashflow with me living in one of the units (it will when I move out).

I regularly argue that Dave Ramsey provides excellent, sound, time-proven financial advice that everyone should apply to their personal finances.

We're great at finding deceased owners, and working with the Heirs to name a Personal Rep, and ultimately buying their property. 

If you turned down anyone else before or after this person because they don’t make 3x you could be found guilty. 

. 🤷🏽‍♀️ Im not the only person that has this issue.

As long as it will pass an appraisal and not be "Subject to" major issues you can get a renovation or personal loan for work.Unless you are cash fluid and can add some cash back into the property and then pull back out on the ARV refinance.

I'm personally not a fan of no cash flow.  

For me personally, I've been in the niche since 2007.

Seems like finding out if the person hiring them has the right to sell a property should be step 1?

I have maps and basically every address that is legally zoned memorized in the County (except NSB), @Cory Cannon, Daytona is definitely enforcing, many that you see in city of Daytona are condos or just haven't got hit with the fine yet...IMO not worth the risk in city of Daytona at all...unincorporated Volusia maybe but I personally know at least 15 of those that got in trouble too.