Whichever course or niche you decide on, I would highly recommend that you first read at least one book by authors like Napoleon Hill, Bob Proctor, Jim Rohn, etc. because if you don't first understand the concepts that these men teach, you most likely will fail and then blame it on the course or the teacher.  

You can have banking for down payment with which ever bank who is a member of FDIC.

You can cash out not more than 70% of appraisal value or purchase price whichever is less within 6 month of purchase.

Hard money will give you usually 65% LTV or 80% purchase price, whichever is less, depending on the lender.  

As Kristen said best to do your homework and referrals help, however I'd say actually interviewing a few property managers would be your best bet and whichever one you get the best feel from and in your opinion will be the best fit for you is the one I'd go with.There's plenty who've been doing it for years but do not put an emphasis on customer service to tenants etc and are just check collectors - others will be more hands on.

@Virginia Reasor - Ask your Title Company to provide you with CD (Closing Disclosure) or HUD1, which ever they are using.  

No idea what the SOL may be there, in which ever state.

When I started my goal was to set aside $10k or 1 year of vacancy+expenses, whichever was higher.

There I'd quite a bit of land here that is unbuildable.As far as not answering phone calls, the best course is to develop a relationship with a real estate broker in that area, or in whichever area you want to invest in. 

Once I find a multi unit in a safer area that needs work, we'll be moving into whichever unit needs the least work and take it from there.