I know for a fact there are other women in your position that live in the Bay Area and are investing in markets like Ohio

You state that you have 20% - 25% equity position for safety, but you don't based on the information you gave. 

I wouldn’t come up and say I am new in the business but if someone ask me I’ll be honest, that may work for some, but not others, it who cares anyways, you won’t get everyone, you want those that will want to do business with you.I will also reiterate that even if you are brand new and some ask you, turn around to a positive, if they say “but so and so has been in the business 20 years and have done many transactions blah blah blah” you can turn it around “you know mr and mrs seller, that is a great agent with a great track record, but don’t mind my asking, they are doing so many deals a month and so and so a year, how much time do you think they would dedicate to your home?”

Some will be ok in 2nd position and some will not and force you to refinance out the first - but those are options that are probably cheaper than credit cards 

Ideally looking to cash flow positive on all properties.  

Unfortunately/fortunately, my clients and I have both been a position where we were armed with tenant reported violations only and acted accordingly and successfully. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Quote from @Michael Challenger: I have no qualms with hard money lending, but I need to learn more about the process and structure to these for typical deals so that I am more comfortable and in a position to reduce my personal risk and risk to investors as much as possible.

Pays only 8.5% but is the most conservative note fund we have ever come across as they only do performing notes that are in first lien position and only on homes that have a mortgage under $600 and people have at least 50% equity in their homes already.

However, appreciation will put more dollars in your pocket over the long run.The best solution is to find a property with positive cash flow in an appreciating market.