Northern Virginia can indeed have a high barrier to entry, so exploring out-of-state options is a smart move, especially for first-time investors with a smaller budget. 

Specifically, I'm interested in exploring options that align with a 25% down payment and Debt Service Coverage Ratio (DSCR) loan.If you're a seasoned broker familiar with Birmingham real estate and have a track record of success with investment properties, I'd love to connect.

@Nina V.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

@Jonathan Greene Thanks Jonathan I will explore using a single person vs a management company 

This is definitely one of those road blocks that is on my list to explore.

As a viable alternative to explore with a lender, consider the advantages of a 5% down conventional loan, or even less for qualifying first-time homebuyers, which often comes with less stringent property condition requirements. 

Just exploring my options.

Definitely at least would seem exploring just taking out a 20% down payment loan with the partner on the investment property purchase but I'd have to see more info

However, it appears to be really well equipped for accounting from my exploration of the software. 

Also was wanting to explore  different funding options but also have no earned income, or experience.