Need to find a PM in the area willing to go the extra mile and physically read the water meter each month so the water can be charged back to the tenants.

Just something to keep in mind.Another option, you can use FHA instead of VA as long as you meet the criteria: (7) Military Personnel Eligibility (a) Standard Borrowers who are military personnel, who cannot physically reside in a Property because they are on Active Duty, are still considered owner occupants and are eligible for maximum financing if a Family Member of the Borrower will occupy the subject Property as their Principal Residence, or the Borrower intends to occupy the subject Property upon discharge from military service.

I will be self-managing the rentals, renovating/updating when necessary, handling all tenant affairs/calls/etc, and physically maintaining the property - however I will be coming in with little or no money. 

I've decided to refocus my efforts into something that is more physical, hands on, and a potential future career for myself & family.

After all the sole focus is collect your rent so who cares if this does actually exist and could do harm both mentality and physically. 

My suggestion would be: Keep receipts in a folder (physical or in the cloud) by month and by property.

Physical gold?

Awesome @Peter J Turner, I've never been to a physical office, let me know how that goes, I'm intrigued. 

Yes, i am looking for long term hold and rents, i dont have enough experience in rehabbing to do a flip yet, due to my physical limitations from my military days, i am striding to increase my passive income to a point i can comfortably live the rest of my life on.In regards to the %, i have no clue, i have gotten multiple comments to just go by the percentages.... with no additional details.

I invest in the NYC area where land values can easily exceed the physical house value, so run down doesn't mean too much.