I would love to see the numbers, normally they can be tweaked in a more positive way. 

As far as financing, I have considered  1) an FHA loan with a cosigner, and 2) going off market and approaching many owners about potentially seller financing.Any and all feedback, advice, and info on potential pitfalls would be appreciated!

Let me know if you have any feedback.  

Hi Burton,It sounds like you're in a great position with a strong portfolio.

With Westmoreland County's reasonable property prices, you're well-positioned to start building your portfolio.Good luck! 

I am located in Northern Utah and would love to invest locally, but it does not seem feasible for my strategy and financial position.

Maybe not with positive cash flow, but overall is very doable.

ALso you should send them to a PM CO now, why deal with the headaches  Thank you for the feedback

Quote from @Ryan Konen: @Chris Seveney I've lost a job at company that was morally challenged when I spoke up they found reasons to dissolve my position.

@Laura Casneri am in a similar position, i am making an offer every couple of months or so, and either getting outbid or the seller doesn't want to sell.