When that ultimately didn't work out I have been reevaluating what I want moving forward.   

And remember, your "all in" price will ultimately be higher than 120k depending on how much work is needed.I would recommend talking to one or more mortgage brokers, or loan officers at banks you already have relationships with, as you may not have to do a 20% down conventional mortgage but may be able to do FHA or Conventional 97.

I bought the Book on Rental Properties on Kindle and on the first page is a link for a free Audiobook of The Book on Rental Property Investing, 30+ Essential Landlord Forms (Lease, Application, and More), and the Poster: The Ultimate Guide to Tenant Screening. 

Ultimately what your criteria is will determine the area. 

And the Bigger Pocket's Ultimate Beginner's Guide has a lot of great info including sections on mentors and networking.Hope this helps and to see you at one of those networking groups soon

And ultimately a company is only as good as the LOs they hire.Chris Mason has been on here giving solid advice people enjoy.

Ultimately, both landlords and tenants have choices.

@Cody Waterman start networking with brokers and agents asap...I think getting up to 4 units with a VA Loan (even wrapping in rehab costs) would be the ultimate way to get started.I would try to get one, refinance to conventional, and then get another one every year if possible.

Over the past three years my business partner and I have fully immersed ourselves into this burgeoning market, finding various trends and ultimately opportunities along the way.Eight years ago, Me and my partner went all-in on real estate investing while the market was just beginning to turn back around.

Last year, I put $8,000 of my own money into a deal that I ultimately killed.