So go into your investment opportunity with open eyes to what delivers the best returns.  

If you are in VA and interested in investing out of state, I would recommend Baltimore or any other city you would be willing to drive to so you can get eyes on the area.You also will not get any first time homebuyer benefits if you are planning to buy an investment property.

So my challenges will be either to find a lender willing to accept debt for the down payment or raising the entire capital stack but I'm not sure I would have enough 'friends' to raise that much and the more members in the LLC, the more it acts like a security.When I stated 'avoiding the bank requirements,' I was referring to the process of going through committee approval, extra documentation, negotiating any covenants, etc. 

If you have eyes on another property that needs to close quickly, we can look at doing a Short term Bridge product.

I'm looking to purchase my first SFR in NJ, and Trenton caught my eye due to the low entry point.

We have covenants in our neighborhood that no one complies with.

All my projected cashflow from year 1 gone in the blink of an eye. 

You are another example of someone coming into the forums and showing all the scammers out there that you are open to it.Judgment is in the eye of the reader.

I read the Millionaire Next Door for the first time recently and it honestly opened my eyes to a lot of these constraints and how societal pressures keep us trapped within this vicious cycle.

Account Closed, determining when you will break even should be a metric every investor keeps an eye on.