this definitely gives us some food for thought 

Great weather, great food, lots of tourist, and a growing population makes Tampa a great place to live. 

There's also free food and drink, there's more info on this link: https://www.biggerpockets.com/forums/517/topics/83997-what-every-note-investor-needs-to-know-about-foreclosureBest,Dave

I find that tenants for those properties generally have lower incomes, worse credit, and are rougher on the properties.As I progressed in single family I started moving up the food chain. 

There is then another ring of suburbs that lend themselves more to the stereotypical Suburban lifestyle (cannot high five your neighbors from your bedroom window) but still have all the basic shops/restaurants etc to get you by on a daily basis, and then we get out to the more rural, yet commuter friendly communities. many of these communities will lack a nearby Super Target or Bestbuy, and you may be limited to mostly bars, fast food establishments or a quirky supper club... but a 10 minute drive gets you close enough to the cities to take care of your daily shopping or sit down for a nice bite somewhere more interesting than a bar.  

I suspect you'll have a difficult time working with these lenders just based on your price-point, most are going to start on a $100k minimum loan size. but just food for thought -- how it works is: instead of looking at you as the borrower and your "ability to repay" the mortgage, they look at the property as a business.

@Shane Elias-Calles  focus on is 1> Will the complete loss of 3600 cause ACTUAL pain (aka sacrifice food ,your home etc,kids needs etc) 2>What is the true reputation of the person providing the training. 

Just some food for thought.

And you can tell a well taken car of older car, I’m talking about someone having 30 days worth of fast food wrappers.

If the answer is yes, thus would provide you the following benefits in replace of your stated negative of lower cap rates: economies of scale, ease of commercial financing compared to what you are doing now, lower cost of financing thus increasing ROI, time savings to concentrate on anything else you want to do, and the advantages of making a 10-31 exchange or cash out refi much easier.Just some food for thought as your cap rate loss may in fact be made up with all kinds of other advantages.