Maximizes cashflow and still in the 4-5% range here (again assuming good credit, DSCR 1.1+, and good location).

While military residents can range the spectrum of positive to negative, ultimately I wouldn't invest there because it is a military city.

That puts you in the low end of that 3-5% range to essentially just break even from any external economical factors increasing your expenses.

Can range from $1100-$1600. 

You have asked a lot of questions that with some digging through the search bar you will find have been covered many times.1) Talk to a lender when you're closer to your buy timeline and they will outline the different financing options ranging from 3.5%+ down FHA to 5%+ conventional financing and the pro/cons of each.

Depending on your lender the rates/terms will change but generally its going to be an 75-80% ARV loan and rates that I'm seeing for my clients on investment loans are in the 3.4-3.8 range at the moment. 

For some lenders yes they are that bad with pricing but that's pretty much the top of the range, which means the least competitive. 

This Long Island area is to expensive and out of my price range.

There is a misconception that "intent" is sufficient, which is just not true.

Most SF appraisals should be in the 300-500 range in most markets.