Almost all of the HML I do are cash out refis for investors with an occasional loan to one for acquisition.

Otherwise, it's usually rather quiet barring the occasional repair call.

One thought I had was regarding the vacancy rate and associated costs (touching up paint, occasional new flooring, replacing worn features, etc). 

I am very interested in being a buy and hold investor, however I am not opposed to flipping occasional homes if the market is right and the capital/time seem to fit.

There isn't much out there, but people are still occasionally finding them :) 

Occasionally good deals come along on the MLS, but they move quickly.You can also try to find off-market deals, by talking to wholesalers, turnkey providers, and REO managers.

Occasionally you might see an auto parts store.

The neighborhood was super rough around the edges but I loved the convenience of the location and it was all the space I needed as a single person with a few animals and the occasional room-mate.

We have monthly Fairfield County meet ups down in fairfield at Anna Liffey's hosted by @Jonathan Makovsky (and occasionally myself).

I'm not at all sure the process would have been as smooth as it has been if I went with a regular bank that occasionally does VA loans.