Also, brand suggestions for quality?

If you are brand new, drive around and make notes of just a few properties that might be looking to sell based on their upkeep.

I think this is generally a good post but, a couple of subjects warrant comment (opinion...which yes, I know how valuable anyone's opinion may or may not be).* In my world (Bank) a "Foreclosure" is a property/loan that has a filed notice (Often referred to as first legal) that a foreclosure has commenced and is somewhere in the foreclosure process between first legal and sale (or post sale redemption).

I also don't understand why you would want to tie up your cash so long without the benefits of owning the properties.The scenario of you buying a few now and the rest in a couple years seems to be the most appealing for you both, why are you adverse to that?

They stay for a couple months without paying because they literally can’t pay. 

I think there is definitely a couple strategies at play here for you and your family. 

I have a couple of MFs in AL, some in Birmingham. 

We create brand-able and share-able reports with all the variables and charts to help visualize an investment in order to share the reports with business partners, realtors / clients, banks, potential clients, etc.Hope this helps, let me know if there is anything else I can be helpful with.

All of my buyers have been successes and either fixed up the property completely or 80% where I would live there.I also fix up houses and sell them on terms after being fixed upI paid a few wholesalers 20-25k in assignments a couple of times.

I can send you a couple of good property managers that I have worked with that my clients really liked!