Right in the heart of Orlando, prices are very high and rents haven't kept up. 

And it is not for the faint of heart.

However, my heart is with real estate investing- so I ended up brokering where I invest, as I have a huge edge in knowledge over the average broker in the Capital District.

An ideal agent would be someone who enjoys working with a first time home buyer, who has the heart of a teacher, and who is familiar with investing strategies.

I can definitely see your point, but in my experience most out of state clients have great hearts and really want to work with their tenant client.

I’ve found single family townhomes ranging from 100,000-200,000, and then I find 3, 4 unit homes in established areas (canton, federal hill, locust point fells point) and also somewhat established (Bolton hill, pigtown, hollins market, etc), but those multiunits are ranging from 300,000 to 400,000, rent in area ranging from 700-1200 a unit, but 0 down and me having a 4K reserve to work with for tenant expenses and fees, my heart says just do it take the risk, have the cash flow pay for mortgage and I save my own money into reserve ASAP,  but my mind says not a good idea to buy the multi ill be in over my head, stick to the affordable single family property, hopefully it appreciates and start rent when you leave the property.  

It's a .28 acre lot in the heart of Surprise, Arizona. 

but I am an old land man at heart.

I'm interested in getting a multi-leveled building that has been used as retail and office space right in the heart of a downtown and converting the space into modern apartments for professionals/executives and/or younger/hip crowd.  

I don't know how to answer that question without seeming cold-hearted