From alot of investors on the forums, Orlando appears to be a saturated market with more barriers to entry in order to have a performing property in that area.

They even have a value add less than performing a garage conversion.  

There are a ton more things to go through, but start there to get some idea of how it will perform.

.: Hello, I have been seeing increasing opportunities recently to bid on non performing notes on commercial properties that banks are trying to offload.These notes usually have the following characteristics:The note has reached maturity several months ago.

Periodic 1031 exchanges when appreciation stalls out, or performance goes down, or trapped equity is costing you return are all great strategic moves.

One of the things many say is that you must intend to perform on a purchase agreement or it could be fraud which is BS.

That market from what I can see on the few trips I made to perform due diligence is really robust and such a pretty area I can see the attraction for those working in Tech or govmit in DC. 

Books are important to maintain because it keeps track of the performance of the partnership not only for one year but over several years.Partners normally have the right to inspect the books.Will the accountant you work with either maintain the books for you or help you make sure its done correctly?

I agree with @Chris Seveney that a performing note would be a very good starting point.

Small multifamily, up to 4 units (at least to start), then graduate into larger investments as your portfolio performs positively.