I should have clarified that they were all contingent of ideally being 70% LTV.A 60k house with 15k reno would require an ARV of 110kA 70k house with 20k reno would require an ARV of 130k to be considered and so onDo you have any suggestions of where I should narrow my focus from there?

Which areas do you consider to be B and C class neighborhoods?

There should be many companies that will give free estimatesThat should help you narrow in on the charges that your area is currently seeing.

Once you narrow it down, search the forums and blogs here on BP for content, there's plenty of it out here.

Here're a few articles that will help you step back and identify which route to take: active vs passive, and then narrow it down even further as to which niche to pick. https://www.biggerpockets.com/member-blogs/10850/86621-six-steps-approach-to-getting-started-in-real-estatehttps://www.biggerpockets.com/member-blogs/10850/86626-the-pros-and-cons-of-investing-via-real-estate-syndication https://www.biggerpockets.com/member-blogs/10850/85836-should-i-buy-a-turn-key-property-or-invest-in-a-syndication

Basically you are stuck with a very narrow window of exit strategies should owner finance not work out as planned.

But the lenders are basing their decision on one very narrow metric: net income on my tax returns from one source.

I also understand that property is quite different in Florida as there are condo fees, etc so I am trying to narrow down the property type, but again, appreciate any advice. 

I figured it would be easier to narrow down my search of landlords by using this platform. 

Identifying your tenant class will also help with narrowing down the town and train access.