Also, many of the multifamily listings that are a "good deal" will not appraise with a VA loan due to the limitations on a million items like FHA.I would first start with talking with a lender and getting the pre-approval knocked out.

Not some knock off or smaller program made for a self manager with just a few doors. 

And the cash flow may be better than the tax free muni’s (typically 3%) or the t-bills (taxed at 37%, knocks down after tax cash flow to like 3% yield).No guarantees in life.

Knock on wood.

I know it takes a lot of letters to get a response, and I also know that it's better to cold call which I do sometimes, and door knock.  

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.

@Juliette Olsen1) Start with generis state or RE Board lease and adapt as you learn from the school of hard knocks.2) You may need an attorney to review lease changes to make sure you don't violate any laws and the clause is enforceable.3) Given your lack of knowledge & that you are OOS, it may be wiser to hire a PMC4) PMC's have their own leases and most handymen.

This need for perpetual growth will cause the crash.Colin you say the recession is here, it's knocking.

eg. cold calling, mailers, sms, door knocking etc. 

Door knocking, postcards, cold calling, etc. are going to be the best bet for finding something that is going to hit the numbers you need.