But I was hoping for some guidance on my evaluations. 

Please feel free to pm me if you are seeking guidance.Good luck!

Much like what was mentioned above, it really depends on the property type/characteristics as well as whom you'll be seeking to attract.

Can anyone give me any guidance on how to find off market deals?  

Either way, it is a useful thing to have as a Real Estate Investor ... being labeled a speculator doesn't hurt and you can just tuck your head in if you need to to ride out the downturn, though those are the best times to seek out additional shells :)

As of July I will be based in Broward County FL seeking the same respite from life in the northeast.

@Bryan Hancock - While there is that school of thought saying exactly what you said - "Rates are low, I can seek greater ROI in XYZ investment vehicle(s)." - There are and will always be some people who favor the peace of mind of knowing they are less in debt, and less in debt sooner.

I am seeking some current Miami-Dade investor feedback on average cash flows per unit being received from 2-4 unit properties in the area.Looking forward to the feedback!

We tell customers that we will start work the first Monday following permit issuance, and we seek a permit after contract execution.

My goal is one year of upgrading to bring the value of the property up, moving and raise the rent to $1750-1800 for both units (My realtor suggested those number because of the area and comps)I qualified by myself for the loan so that it enables my wife to seek a loan for the next rental property.