Besides the bugs and the gators and the subpar education system (sorry, but it's true), it really comes down to we "don't know what we're really buying in terms of exposure to future flooding events". 

I do have cash but prefer to use across multiple properties with leverage.

At 20 with no money, I'd focus o.n your education and save what you can so when you're in a position to take action you're ready

Minimal leverage.Option two: leverage the loan.

But, I used smart leverage and seller financing to acquire our properties.

Not only will you help educate others but we always learn more when we teach and share. 

I have been educating myself on real estate for a while now and although books, blogs and forums are great, finding an investor in the area to just chat with would be amazing.

I have been educating myself on real estate for a while now and although books, blogs and forums are great, finding an investor in the area to just chat with would be amazing.

Spend the additional time & money you would be spending on driving around cheapo buyers who will be getting part of your commission on your marketing & continuing education to attract better clientele.

There is so much on the education link that I am sure you will find it a great resource.