How do YOU find cashflowing properties?

I have about 20-25k to work with, and it seems nearly impossible in my market (south florida). I’ve searched, buyowner, loopnet, and the local papers. Any property that looks like it would produce cashflow has a neighborhood assoc. that prohibits renting a property unless you’ve lived in it for a year!

On top of that, property tax in the majority of my area is 2% of your PURCHASE price. If i buy a $100,000 condo (which is impossible anyway – anything that cheap will be an adult 55+ community, which restricts renting) I’d have to come out of pocket $167 a month on top of my mortgage and expenses just for rent! Talk about a deal breaker!