I had a state corrections officer as a tenant who paid 2-3 weeks late virtually every month for over 3 years.

Deal acquisition is an art, so dig in and make sure the deal is good and make sure the numbers at up to what you think is good! 

I run a virtual assistant company that does cold calling for Real Estate, PowerISA.

An activity is a personal service activity if it involves the performance of personal services in the fields of health (including veterinary services), law, engineering, architecture, accounting, actuarial science, performing arts, consulting, or any other trade or business in which capital isn’t a material income-producing factor.7.

Virtually guaranteed it's before your house is back to pre-destruction condition. 

There is no true "science" to it and it is a bit of an art, but to answer your question, you are doing all the right things, and I would not let 2 rentals that have been on for a long time stop you. 

I've guided several investors through similar projects, and sometimes sharing stories over a cup of coffeeor virtual  - can spark ideas you hadn't considered.If you're up for it, this could really be one BIG idea that makes everything come true for you.

At current valuations and rates, after the high LTV refi to extract value the properties have huge negative cash flow in virtually every market.  

It would be virtual but happy to buy a cup of coffee for your time.This must be someone who has personally dealt with Section 8.Thank you!

Virtual Assistants: VPM Solutions is a company that specifically trains and sources VAs for property management.