Welcome @Staci Hill-  I’m with eXp Realty which is a great fit as an investor who likes to work independently and work across multiple geographic areas.  

There are many ways to structure DSCR terms to fit your scenario. 

Unless you're able to save to double your downpayment to $100k plus it might make sense just to engage in these markets you outlined and see what's available that fits your criteria.

Each approach has its pros and cons, so consider what fits best with your investment strategy and goals.

I know this has been posted quite often, but I'm looking for recommendations for a Contractor that might be able to fit in a couple projects within the next couple of months. 

I do not want to beat a dead horse here, but there is not a "one size fits all" when it comes to property management companies.

They are two completely different loans with different qualifying criteria so it would be best to speak with a mortgage advisor well versed in both to see which structure would fit your needs. 

Hi everyone, I was wondering if any investors in the Richmond VA area had success finding the properties that fit the 1% rule?

There isn't going to be much of an opportunity to improve the value of a new build through a remodel so unless your discount is something along the lines of 20% or better, this may not be a good fit for the BRRRR strategy but that doesn't mean that it isn't a good opportunity for a different strategy.Just thinking out loud, maybe it could be a good fit for a lease option or rent to own play.

Remember that every investor's journey is unique, and there is no one-size-fits-all approach.