Would you accept that if you were the cash heavy end of the partnership?

I agree, it's very hard to find an agent that both understands and wants to work with investors; it seems that most agents (rightfully so in many cases) think that they're going to spend bunch of time looking at houses only to put lowball offers in that aren't likely to be accepted.

Far too many people (whether it be fear, pride, or otherwise) refuse to accept that action can often times be far more beneficial than non-action in regard to repositioning their interests, so bravo to you for doing so.

You have to learn when and how to accept and/or pass along certain types of risk.If you don't understand it, don't try it. 

Conventional loans are easier to accept as a seller, because FHA comes with more rules. 

There may also be some good inventory hiding in older areas of Fort Myers (Between McGregor and US41) and its not uncommon for some single family homes in that area to have income producing apartments or guest houses.Remember, as you are a finance buyer, you have a bit less leverage with sellers than cash buyers do, so you'll want your offers to be relatively strong in other areas (if you are asking for concessions you are likely not to get an accepted offer on an income producer).

Many lenders will accept a retirement account for this.If you are looking to acquire more properties in the near future, I highly recommend you start talking to lenders immediately to compare products and guidelines.Good luck

I put in an offer and the bank accepted someone else's offer three days later.  

I just accepted a new job and my wife and I are moving to San Jose at some point in the next 30 days.

I work for Cresa, a national company that exclusively represents commercial tenants and buyers.