Can you take the steps you suggest?

What states would you guys suggest, I was thinking around the greater lakes region, or maybe Texas 

I'd suggest choosing an area that looks like it has potential and then spend your spare time just driving around.

@Olutomi Odukoya Has your property management company suggested anything like posting to Zillow and highlighting voucher acceptance?

Dont see anything to suggest some satanic cult... just crappy tenants and a unit that needs a big rehab

Can anyone suggest training videos, books, or other resources that would help educate me on the topic?

For your specific question about doing a JV on the loan, my suggestion would be that both go on the loan and then do a separate joint venture agreement...because you can not have an LLC on the loan for those loan types, they need to be in your personal names.I am not a lender so maybe one of my lender friends could chime on exactly this would work @Zack Karp, @Michael Facchini, or @Jose Valdovinos?

Are you suggesting the Regs would not hold up?

My best suggestion is to hire a real estate agent.

Great suggestion @Savannah Holzer!