For instance, since the ground floor unit is a store front, it's considered a commercial property even though the 2 upper units are residential.

For me, it really helps me pre-screen and only encourages the upper tier of tenants to even reach out to me, saving me tons of time. 

Even it's a fixer upper, even if you get a low down payment loan.

Prices for fixer uppers have dropped significantly there over the past several years and I feel like this state is an awesome investment opportunity (especially since my current investments are appreciating over 10% each year in Idaho) I am planning to buy a fixer upper there next year!

Wouldn't you have a competitive advantage in looking for a fixer-upper property?

Am I negotiating from a strong position in this situation or does she have the upper hand?  

If I was using 70% as an upper limit, then I would base my 70% on my "all-in" of ARV.

I could handle a few touch-ups and repairs but don't really want to get into fixer uppers quite yet.

Like everywhere else, it's probably a competitive market in FL so it may make sense to look for a fixer upper, fix it up a little to make it nicer (so you can charge more), and find quality tenants who won't give you headaches.

If this works, I want to buy more fixer uppers and lease option it to a handy person plus get a mortgage on it.