@Jay Hinrichs is right it is so easy to manipulate a screenshot of a bank account if realtors knew how worthless it was they'd probably stop asking. 

Go to Lowes and Home Depot to get your rehab costs for what you're wanting to do (this is so you know the numbers for putting the best offer possible).

The cost of living in Jacksonville is very cheap (assuming that does affect the amount of return you can make) in majority of the area but there is a lot of area to invest in because the city is so big and there are nearby cities with a slightly higher cost of living like St John's and Fleming Island.

@Dan Deckelbaum Costar has some good info, but it is so expensive.

@Scott MacThis is so relatable!

I dont know where you house is, so I dont know how important AC is to your tenants.

Learning from inside your product is so helpful.   

You said you did a cash-out refi, so to all the folks here that complain about your low cash-flow, they should realize that you already took some (hopefully large) tax free profit and that’s probably why your cash flow is so low.Can you even do owner financing when you have a mortgage on the house? 

And in those jurisdictions I also have seen their is little to no recourse even when a person is caught red handed in the act because it is so easy to just lie and without evidence proving a lie (think of this like proving Bigfoot dosn't exist) the person walks. 

Your lender is going to know exactly what the property is -- so don't even try to mislead!