I would suspect you may be able to get around $5k and maybe $10k max for a loan based on the income. 

"I'm waiting for the perfect opportunity": Real estate markets constantly fluctuate, but waiting for the ideal moment may lead to missed opportunities.

Based on the rental estimates, we would net about $700 a month in surplus income since our mortgage is pretty inexpensive.I'm looking to get any and all opinions as I want to make the correct choice for us and also want to make sure I don't screw anything up if we do decide to choose option 2. 

He doesn't seem to want to help in that department and instead provides buffered repairs numbers that are based on nothing.I will say, I do have a great PM that is always there come inspection and tells me the hard truth, but I don't want to continue wasting his time on duds.

I also know that a duplex, while slower, is the safer, more conservative approach and on my single income.Either way, for the second property, said another way its like small steps every 16 months or bigger steps at 32 months based on my current saving rate.

I don't have as much info as the lender that pre-approved you, but based on the info you've provided and assuming you have decent credit, there's a good chance you can get that rate closer to 6%.

I am a buy and hold investor in Florida looking for an asset based lender to refinance a Condo .

Never a bad idea to look at the comps - this should help give you some direction based on your specific market.

If I get multiple apps I will start with the ones that appear to be the best qualified on paper (based on income, length of lease desired, past rental and employment history) and I'll run those first.  

I run a couple of other businesses that vary based on seasonality (Turo and RV rentals) so am familiar with the fact that pricing will change as demand changes.Are there good resources our there (or consensus from the group) as to where 2200 sq ft with a hot tub and 15 minutes from some of the best beaches in FL should price?