Ideally with RE knowledge and their own portfolio.

With all that said, welcome to the community and great choice not only deciding to invest in real estate, but also picking Orlando as a potential fit to do so. 

Ideally you want to meet and negotiate directly with the seller. 

It would save a lot time cause ideally it would come with a team.

Moving forward I know that I can talk to a few HMLs so that I find one that fits my investment needs.

I ideally would like a property built with in the last 30 years but then this limits my search.

Of course, that all depends on whether you qualify but that’s the ideal route.

Originally posted by @Wayne Brooks:She needs to work it out with the son.....she pays the balance, he signs a mtg/trust deed to her simultaneous with you signing over the deed.Yeah, that is probably the most ideal scenario.

Once I deploy I will be able to rent out the fourth unit and ideally receive positive cash flow from all four units.

I'd be conservative and give yourself a range...Ideally you'd hit 2% of your cost in rents, realistically that probably won't happen for new build maybe you'll hit 1%.So it cost say 400k for land and build you're looking at wanting 4-8k per month in rent.In all honesty you're probably better off doing a rehab vs new ...