Also keep in mind, terms other than price will play a role in getting you offer accepted too.

It would certainly help to dispel all of the very real concerns we all have right now and potentially ease some minds for both current and future.

Quote from @Michael Brzozowski: If you need renovations once you decide on something, im contractor currently looking for investors to work with:) I will keep this in mind.

And keep in mind that the rate on the 2nd lien will likely be 10-12% so depending on the cash flow it might not actually yield that much cash to you at closingMore importantly, it's just more debt so ultimately it sounds like you need an income-producing event to actually improve your situation and avoid some of the consequences that you mentioned

Keep in mind that if you have 23k liquid, you really have 8k to use as a downpayment because you should always have 15k in reserves, maybe 10k if it's a condo so you have 13k.What led you to doing out-of-state Section 8? 

Most developers look at a piece of land and have a "end goal" in mind and work backwards from there.

I'll keep you in mind for the work mentioned on your site.

Network (in-person events and online BP)3. 

Being able to drive by your properties frequently to see them in person (even if you have a property manager) can provide consistent peace of mind. 

@Nathan BrooksIn my experience, connecting with like-minded investors in Richmond can be done by joining local groups like the Richmond Real Estate Investors Group (REIG) and checking out BiggerPockets Local Forums.