Pickings are a little slim right now but if you could find a duplex to 1031 into that would be ideal. 

If you can't convince them to leave, you'll need to proceed with an eviction...odds of finding an end-buyer are slim. 

If you are buying tax liens the odds that you will acquire a property through foreclosure are pretty slim. 

@Amul Sutaria, with acquisition and selling costs, the margin seems way too slim, if any.eg.

the monthly cash flow would be positive but slim margin if i moved out but held as rental. 

You may have a little better luck if you open up your search to a duplex or 3-plex to still be able to use a VA loan and live in it, but even then it's slim picking.  

A bank or credit union pretty straight fwd and the chances of someone making a fake one are rather slim.

Basing on my calculations which includes rehab, sales, closing and hard money costs the profit will be really slim.

Any help is greatly appreciated.My primary interest is in multifamily however with the competition for multi being high and the pickings slim, I am also very interested in single-family homes in C+ or better neighborhoods that cash flow well.Dave

If it's truly a C class area you will probably need to sell to another investor so your chances are slim to sell for more than you paid for it.