Anyway, without a little more detail on why your credit isn't good, it's hard to push you in the right direction, and without some more detail on the condition of the foreclosure, recommendations are tough there too.If you've run the numbers though, and the buy is a slam dunk, grand slam, touchdown and extra point, you should be able to find hard money, but your rates will be exorbitant to cover for your borrowing history. 

Moreover, PM is a tough and challenging business.

UtahAmericafirst 80% LTV on noo 65% LTV UtahArvest Bank AR, OK, AL, MO Bank of West (BNP Paribas) 60% LTV ELOCs BB&T will loan on a rental portfolioBBVA Compass Bellwether NH and MA 85% to 100%, draw 10 yrsBoeing employee credit union California: Cal Coast Credit Union and Fremont BankCitizens Bank -Minnesota, only in-state.

You can still rent a two bedroom single family house in a decent neighborhood of Memphis in $650 to $700 range.As your first property, this is a tough market to be an OOS investor..

A shortage of employees can produce a variety of negative effects, hindering the ability to grow and expand, or even to meet existing staffing needs.

I agree that septic might be tough. 

You can also look for networking groups on sites like Meetup.com.The tough part, in my estimation, is going to be differentiating yourself from the people who say they have deals but are really just faking it.

@Arsenio HartThe market is tough right now.

Obviously with the current market, it's getting tough to get something that would even hit the 1% rule.I work out of the DFW airport, so I'm really focusing on N.

Sounds to me like low level government employees on a power trip.