Even though Cape Coral is your preferred area, Lehigh is going to be able to offer many more benefits such as better returns, lower pricing, it's guaranteed not to be in a flood zone, and there's a better inventory selectionHistorically, appreciation between these two markets has been very similar.

A credit score of 523 is basically a guarantee that they do not pay their bills.

You could secure the loan / partnership with a 2nd lien against the property to help guarantee their position. 

It's a way to set cash aside and allow it to grow with guaranteed returns and you can borrow against it at a low interest rate at any time and it won't impact your credit score.

The lower of 4% or local CPI guarantees in the long term the existing tenant rents will not keep up with inflation.  

Hidden gem near a thriving destination will at least guarantee occupancy, but as the vacationers won't be so close to the action, it may not guarantee high rental incomes. 

My favorite for guaranteed savings is this:  Hang up the suit.

This is why I personally deliver and execute a personal guarantee rider on all my private investor loan money borrowed.

Note that they were sub-1% during the COVID era, which is what allowed many delusional syndicators and funds to raise money for properties that were doomed to underperform.So ask yourself this as if you are in their shoes: you could invest in T-bills to get a guaranteed 4% return, then what is the premium I would require to invest in this person and their commensurate deal?

I do not have a job or any income (although I have a job with my dad at his business guaranteed my senior year) but I still am committed to make rental property investing work for me and start before I am out of high school.