Websites that reduce screening down to a "score" always do a bad job, in my experience.

Great job with the portfolio you've already built. 

I have some cash for a down payment, excellent credit, a well paying job and plenty of equity in my current residence.  

Nice Job!

I don't have a W-2 job.

With that being said, I would target areas that have shown stable price appreciation in the past, have demonstrated population growth in recent years, and have a diverse economy with plenty of job opportunity.

Eventually, I want to transition to multifamily or commercial real estate investing and run my own business as my full-time job.

We enjoy investing here for some of the previously mentioned reasons, and also because it is an area of WV that is growing rapidly due to jobs, and it's proximity to Morgantown and Pittsburgh.

For instance we have seen dozens of sand and stain jobs on hardwood at $2/sf that needed to be completely redone. 

If you've been able to save $200K while making $17K/yr, you are doing a great job saving.I'd be wary of a condo with almost no real reserves.