Olu,  you need to be careful.  83K per unit seems kind of high for the age of the building.  

Orlando is a tough market, I think it would be very difficult to show any return at all right now with the high rates.

So, not uncommon to get an out-of-area appraiser who comes up with a high or low value, because they really don't know the area.

The rate would be in the mid to high 8’s.

I know debt to ratio is a little high, but even when credit cards are paid off we still can't seem to get approved.. 

I would say, you may be able to get lower rates than mid 8s as my lenders are high 7s for a similar scenario but you may be tripping over dimes to save nickels. 

I am in the pacific northwest and prices here are high compared to some of the investing hotspots around the country. 

Should I just post it at the high end estimate and adjust it down?

If you're looking for a market that has landlord friendly laws and high growth potential, I would go with Columbus, OH.

In short, it may be more valuable to pursue areas where the cash flow isn't as strong on paper because it's made up for in other problems you avoid with properties in areas that cash flow well on paper at first but suffer from high turnover, a high level of vacant properties nearby, etc.- Check up frequently on the property and conduct walk throughs as allowed by your lease agreement.- Hire a solid property manager who gets paid to keep tabs on the property for you.