I have purchased and sold a few homes for my own residence in the past.  I

I would prefer referrals that you had a great experience with in the past. I

I have completed a couple flips with some business partners in the past. I

In the past I have partnered with other people to raise the capital and they have been much larger offerings than what I want to do on my own.  

In the past I was not properly including depreciation.  

I don't want to try to reinvent the wheel as I've done in the past. I

What has work for me in the past is just picking a few target zip codes pulling how many cash sales are in that area then deciding if It would be a good area for me to farm numbers and start calling around to gauge motivation!

Fresh start you as new owner the past is the past so renter is now on a clean slate with you. any money previously owed is last owners problem the bad debt is not carried over, you can't collect that. 

If the current tenant is not SEC 8, the fact that the house may have passed a SEC 8 inspection sometime in the past is really irrelevant, because the condition in the past does not determine what the condition is today.

I am really new to Real estate Investing I have read alot about it but some of the information I read in the past I didnt quite understand.