I was hoping to find a group or someone willing to teach me about this market as I work a full time job as a delivery driver around town, as I see a lot of vacant homes in the areas I deliver to and would love to start walking away from the corporate money to making my own for my family to spend more time with my son(8yo) and reduce or eliminate the amount my wife works..

During the first year of ownership, the Smith’s building delivers the following financial performance: Total Rental Income $ 40,780 Less Mortgage Payments $ 16,210 Gross Income $ 24,570 Less Operating Expenses $19,836 Net Cash flow $ 4,734(Here is the first of the shortcuts: the above mortgage payments of $16,210 include the principal as well as the interest.

which is what you need to come anywhere near having enough money to actually live on your positive cash flownow again i realize i am in the VAST MINORITY on BP on my thoughts of cash low VS  appreciation... but for me personally its all been made on appreciation cash flow was is just a place setter.. to allow the appreciation to happen  House price appreciation is a REAL thing and depending on what market you are in, especially in the coastal cities like LA, price appreciation deliver the most value to the investor over a long holding period.

Currently I work full-time for a local company that processes and delivers agricultural seed and other supplies.

You may get lucky, but for the most part, the loan officers you will find there were working at Jiffy Lube or delivering pizzas 6 months ago. 

How will the space be delivered?

. §38-12-103(1) requires you to deliver the deposit (or the accounting of it) to the “last known address of the tenant” who deposited it with you.

Deliver flyers. 

Have Home Depot deliver the materials so you know the money isn't spent on Bud Light.

The identification must be in writing, signed by you and delivered to a person involved in the exchange like the seller of the replacement property or the qualified intermediary.