I agree with @Brandon Chin that conventional with 20% is the right path as finding private lenders can assist in providing the min cash for a good deal. 

Good luck on your path to further success! 

I am just starting out on my path to real estate success and I wonder about the license.  

I'd like some advice on what avenue to take for my first investment property.I bought a home last year with great equity and cash flow potential, but it's my current residence and I'm subject to live in it for another...

You may use your own paperwork most of the time but there are always cases where using the state contract, if not required, is the path of least resistance.Both Miami and Orlando have local REIA groups.

Being 15-20 min to the JSQ PATH is still pretty desirable, and there are a lot of spots that aren't techincally in Journal Square that are still 15-20 min walking distance to the train.People are starting to look into the area, and tenants are starting to overlook some of the things that used to be a huge concern.

It's not difficult to buy a rental property in today's environment and put it on the path to be paid off in 12-15 years.

If it is a straight forward deal and you are comfortable with the numbers it is just like buying with cash.

That is straightforward and if the tenant cannot qualify then they probably wont want to apply.

I look at what is going on in the area, are new buildings going up, are buildings being boarded up, what types of business is coming to the area, what do the neighboring areas look like, where is the path of progress heading...By the time it is being written about as "hot" and "up and coming"  it is too late