My preferred market buyers being investors and cash-buyers.

So it's a waiting game for that property until you have enough to do a cash out refi.

What is your preferred method of contact and when is a good time? 

My preferred market buyers being investors and cash-buyers.

For example I know many who are now just lending because they are getting 10-12% short term which is far better than any cap rate on real estate. you do not have the equity upside as you do real estate but its a way to play the short game to see what happens over the next 12-24 months and decide when you want to buy.

Preferably looking for properties under $200k, but up to $300k.

I have found enough business and made enough money not to need to expand outside of this market.Section 8 is a whole different ball game but I find the program is unique in that it's a 3-party relationship adding the variable of a government agency.

Quote from @Scott Hertzog: Hey everyone,I am coming into this game a little later in life.

I'm new to the real estate investment game and I'm a bit nervous about dipping my toes into unknown waters. 

Every situation is unique although I prefer to self manage.