You're in a major metropolitan market so there's a way somewhere to get it done...provided the numbers are right and your income & credit are solid.Beyond that, you can always keep the unit you are in and seek another unit with owner financing....where someone is sick of it or is retiring.  

With that said, I would speak to a local attorney and get guidance on the best course of action.

Indianapolis can vary neighborhood to neighborhood so you want to work with someone that knows the areas and nuances of the neighborhoods and can give you the right guidance.

I would appreciate guidance on owning a rental with a pool in Central Florida. is it worth the hassle?

I've gotten to the point where I'm seeking to start and grow a real estate portfolio. 

I probably will at some point, however.When I'm seeking investors to fill an offering I don't use the webinar as a general solicitation, rather, the link is shared to investors with whom I do have a pre-existing relationship, just like you would do with any other marketing document or offering circular.  

Are you looking to buy & hold in your immediate area or are you seeking outside of your area.

Consider sending messages to other members for specific guidance.

You should seek out a business attorney located in your state to discuss the licensing requirements of your state, as well as how the definitions may apply to your particular business.

Should I now go talk to banks about a conventional loan for "livable" houses or a HML for "non-liveable" houses to get pre-qualified (from what I have been reading, banks will not lend on houses that are not in decent condition) or should I try to get a deal under contract and then seek financing?