Here in TN we issue POQ within a couple of days of rent being overdue, usually giving them 14 days to correct before official eviction proceedings start.

That was after vetting many properties eliminating them before starting out.The more you do. 

You start by mentioning your age... you'd need everything to go just right for the rest of your life to make, best case, $400 or less additional each month net cash flow. 

After 20 years as an investor, broker, and lender, I can tell you that house hacking is one of the smartest ways to start.

Do you have an idea of your strategy for getting started?

We are also planning to start spending winters in warmer climates... 

Even though the budget of the project will be about 4 times of where I was looking to start with a fix and flip, MF financing looks very encouraging and a silver lining.

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

When you do this long enough, you get an idea of what a tester asks about or they start digging.