Take Marcia's suggestion on sitting him down.  

What I would LOVE to do is sit with someone here in Orlando that has a few under their belt or even shadow to see how it gets done. 

Using those numbers, factoring in tax of ~3000/year, insurance of 600 (will probably be higher), maintenance 10%, PM 10%, vacancy 10%, I'm sitting at about 500/month.

I am sitting on a property that is worth between 600k to 700k.

She changed her mind several times and even got cold feet when I had all the paperwork ready sitting at her dining room table.

I have family in the business and family with money sitting around and I've talk with them about ideas to improve their strategy but never bring up the idea of partnering.  

I don't know if I should just study AS IF I was going to take the test and call it good, or go through with sitting for the exam.  

If you have to get a 3.6 loan just to make this property even come close to penciling it sounds like a bad deal to begin with.A possible exception would be if this property was old and sitting on a bunch of land to develop to a higher use or sell off later on.  

My biggest advice to new investors is to listen, digest, learn and then sit back... ask yourself what YOU want out of life and the goals YOU have. 

Sits on a little over an acre of land, which is included in the purchase.