But the reality is that you'll occasionally come across bad apples, despite them looking good on paper. 

Talk to some real estate agents in the area and let them know that you occasionally have 'pocket listings'  ( houses that are not on the market or the MLS) for them - they may have buyers who are interested in picking them up from you.

The inspectors observation was more accurate to what I saw.Inspector reported a dog too, which I know is the mom's who doesn't live with them and tenant says he watches occasionally, which I believe hence no overbearing dog smell despite it being a 50+lbs dog.It's a lot of different info to consider, but I also want to keep a good relationship with a tenant who's always paid in the end.Maybe under cautious, maybe over?

Yes sometimes it was messy but usually between the choice of 1 or 2 apartments a new person would get the idea that yes it was floor plan they were considering and were able to overlook the sometimes messy aspects.I did run across an occasional unit that was not able to be shown until vacated, due to terrible housekeeping but this was rare, and my owner knew then that I would have a vacancy until turned and ready to show.  

I practice commercial only but occasionally handle portfolio SFR sales.

@Michael Nyszczot I'm using direct mail campaigns, small niche mailing lists, craigslist ads, facebook ads, bandit signs, and occasionally driving for dollars.

But, I'd like to get into investing as my main career and do sales as an occasional job.I'm just starting to get into real estate investing.  

@Russell Brazil  definitely regionalized... in my two markets were I build new construction Charleston SC and Portland Oregon.. long gone is the no money down buyer.. they still happen I just sold one in Charleston on a VA loan but its a 350k house. and we get the occasional FHA but on the subdivision I just built in Portland in 2016  27 new homes priced from 330 to 400k... ( entry level )  to first time move up.My wife is my broker ( always recommend anyone getting in the business to have their own license) I had her run a report on financing and what was used.4 sold for cash1 VA3  FHA minimum down19 sold conventinal with 10% or more down.IN charleston other than the one VA loan same thing some cash a few FHA majority conventionalso to speak to your points we have a much stronger buying segment than pre 08.. and I am sorry for those that have crappy credit and can't buy right now.. but they simply need to clean up their act. this attitude that every american deserves to own a home is flawed thinking.. every american who can manage thier personal credit and keep good an stable jobs.. deserves a home if they so choose.. 

As a "newbie" I also seek guidance, mentoring, education & the occasional seminar.

@James Masotti That's a great idea James I'm constantly I'm always driving all over Delaware right now New Castle, Wilmington, and Newark are the main areas that I'm in daily and I occasionally see run down buildings and homes for sale ill start incorporating driving for dollars into my daily activities.