Tenant performance decreases as the property Class decreases.Have seen too many out-of-state investors misread the City of Detroit neighborhood markets and liquidate their holdings when their expectations weren't met. 

Do you have liquidity to close the property in cash?

You should definitely be liquid before investing in rental property.

One cool thing that I recently discovered is the VA will allow you to use any remaining entitlement on the loan for a second purchase. 

I'd recommend buidling over buying in miami for equity, I'd also recommend higher asset classes like hotel to increase your ability to buy land. not sure your experience or liquidity but I'm happy to discuss.

She is cool, likable, and cultivated the relationship slowly.

I keep portable AC units for tenants to borrow, so are using one of those to cool the bedroom.I have at least 20 trees down at one property with land and they missed the house but landed on my storage building. 

Folks just drink the cool aid of guaranteed rent..

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates into 2025).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

You can also often get some pretty cool loans by being an owner occupant as well!