Back when I started selling foreclosures, the REO (real estate owned) inventory was crazy high.

This a great place to get started. 

I didn’t expect them to cashflow when I got started.

DSCR programs start at no seasoning when rehab is done, otherwise, many offer 90-day seasoning.

I’m all for getting started and primaries make good rentals when only held for a year or two before they’ve had time to appreciate.

so you're recommending that my starting point should be finding a real estate agent, utilize theirbknowledge to learn about the process, and get referrals for good loan officers.

In some areas, we board up the 1st floor windows until we are about to start marketing the property.

It's no guarantee but it's a good place to start.

Louisville is fantastic for cash flow and is a safe place to start since we don't typically get caught up in the roller coaster effect of steep appreciation followed by sudden pull backs when the market isn't red hot.  

@Luis Cerwin as others have stated, Nov - Jan is the worst time of year to have a vacancy.Majority of tenants live paycheck-to-paycheck, so all their income goes to Holiday spending starting with Halloween, then Thanksgiving, then xmas, then NYE.January is also historically the worst month for rent payments due to Holiday Hangover Spending.