When it comes to getting loans, which is pretty important for real estate investors, simple "mistakes" can make it so that you either don't qualify or you may qualify but with a higher interest rate or higher loan fees. 

Does anyone use, or have any experience with VA's for cold calling?

My coworkers say Facebook but it seems so saturated and a lot of bots.

Montgomery Metropolitan Housing has a reputation of being difficult to work with and are slow to pay at times r so I have heard.One thing to keep in mind is that even with section 8, you still get to set your criteria that tenants need to qualify for your unit. 

Look for a market that is growing in population and jobs so that you can get in the way of obvious appreciation. 

You need sufficient NET (after all expenses) self-employment income from something like contract (1099) work, being a Realtor, wholesaling and so on.

I am a mother of 2 and trying to get into this to save up college funds for them when they grow up so that they too can chase their dreams in life.

Foreclosures aren't a super big source of leads though and most end up on the MLS anyways so they many people will see them.

It would be a very expensive pet in one of my rentals - so much so that the tenant would decide it wasn't worth it or go somewhere else. 

Inside your 20, 820 and 635 loop you'll likely have to put 40% or so in the deal in order to cash flow positively.