I've been running the numbers on properties that fit my criteria and the cash flow definitely isn't there compared to some other markets.

There are two properties on the market that KIND of fit the bill, and I'd like to have more sets of ears on it.

Please tell us more about yourself in your profile, so we know how you might fit in with our investment path. 

There I have tenants that signed renewals this year of 2-3 years, after already being in their homes 3 and 5 years respectively.Property management is such a critical part of the long term success of your investment, and truly projections are not one size fits all.  

Make sure to tell every single person you meet what you are looking for, and somebody might have a property that fits your criteria or at least know some solid wholesalers that they could connect you with. 

I suggest you focus on your Step 1 so you'll get matched into a good residency program and then you can pay down your 400k debt :]

There is less competition in the dirt and there are programs to abate demolition and nuisance liens in Duval County.

There are programs that utilize the operating statements and rent rolls instead of Schedule E's.

And also look into first time buyer programs that offer down payment assistance and other low money down programs in your area.

So it's not one size fits all.