Although they are not Credit Unions- I am familiar with a few local lenders who can lend based on DSCR standards with a purchase price minimum of $75k (so  ~~$56k min loan amount).

I'd stay away from Florida for now.

I'd like to share my story so as to help other avoid this pitfall. 

I'd avoid them. 

I will have a property or 3 that I've located,  found owner negotiating seller terms,   knowing I don't have the credit or capital or network for sourcing either,   I'd go to sites or platforms that want partners for 50 50 deals..   

So, I'd like to get some thoughts on approach... 

If there’s only traffic at the church Wednesday nights and Sundays and an occasional Saturday night for weddings I’d consider that to be a GREAT neighbor and buy that deal all day long!

On the owner-occupied loan - For 1031 purposes, the IRS doesn't care about the percentage down payment (although, if he wants to defer all taxes from the land, then all of the equity from the sale does need to go as down payment on the investment half of the duplex). 

At that point I'd just be banking on the loan paydown and hoping for appreciation. 

I'd like to continue to sue for missed rents and damages, but I have no clue how to go about it anymore and don't know if it will even be worth it after the ~$20k she'll owe in both, anticipating an attorney will charge close to this or more.