There are sponsors (on this thread) that I got burned from and the blame is on the economy and interest rates.

In many areas that is like getting blood from a stone and involved more legal fees  if the contractor burned you it is probably not the first time. 

No real post history, then you pop in with a detailed, positive response about a company that has burned so many people in this forum. 

There’s higher risk that you burn out with more difficult tenants (even if you use a PM), than you missing out on good investments.

@Ellie NarieThis is usually where out-of-state investors will crash and burn is by trying to self-manage a rental and save money.

Just spoke to a property owner we met here on BP.Very nice person who's been DIY managing their double-digit doors after being burned by bad PMCs in the past.Wanted weekly in-depth updates, all rents deposited in their bank account - and then they would pay the PMC their fee, and expected the PMC to use their PM software.Pretty much looking for a go'fer person, NOT a PMC.We wished them good luck.

On the inside, the apartment was left pretty dirty..greasy stove from oil being over heated, dust all over ceiling and walls(an impressive amount), wall stains from what looks like candles or incense burning?

I'd suggest reading up on the topic on the forums, where you'll find many examples of inexperienced investors crashing and burning hard trying to do out of state (OOS) REI...the story is usually the same--they had no experience with REI, they couldn't find any cashflowing properties locally, but they saw that properties in other states (often the Midwest) cashflowed well on paper.

Unfortunately my credit took a huge hit because I co-signed for someone’s vehicle and got burned with them missing 8 payments.

If you are part-time, I wouldn't do this because you won't be available for them or know enough to help and will burn the friendship.I would have to know why you got your license to tell you what to do first.