It's definitely possible but the bank would probably also provide some pushback as they want to see the operator with skin in the game.

However, we also have fix and flips along with PML and wholesale deals that provide a level of cash-flow diversity. 

I would like to find an Excel sheet calculator to use with my hard money cash provider to review the metrics of a deal and something we can both contribute to reviewing the calculations and terms.

This will protect you while you wait to build up your reserves to a higher amount. 

This will provide a helpful visual so that it won't be as intimidating on your first purchase. 

I also extended the kitchen / dining room in the bottom unit by about 200 square feet to provide a usable indoor space and replacing some of the covered outside patio.

This provides you the greatest leverage in negotiating because the seller should disclose the defects to any new buyer and knowing this they are more inclined to come around to the terms you are seeking. 

Also - if anyone has rental properties in this general vicinity who can provide insight / verify my assertion that its not a war-zone I’d appreciate it !

Tampa and Orlando are both very strong demand and price, but provide some safety with appreciation and Florida overall being sought after.I can recommend an agent for you to utilize in Tampa or if you are interested in Orlando, let me know.

Real estate has provided the best returns by a long shot in my investment history.