When you choose your bank ask if they have a commercial lending department.  

We are still learning but are starting to realize the difference between agents who are willing to work with lender of our choosing but who also would let us know if there are concerns with lender, which we would appreciate....

You simply cannot do this unless you know exactly what's involved, and many times that means that you know exactly why trying to pay a third party to do it is would so likely be an exercise in futility that you either choose to do it yourself or don't do it at all.I have given up on exactly two properties so far and sold them before I rehabbed them.

Originally posted by @David Song:@William B.

I spoke with a lender who said that due to my work not being full-time where I choose to buy, it would be hard to get anything under 10% down payment.

Regardless of which route I choose, taking action is the most important step, and I ABSOLUTELY agree with you regarding timing of the market. 

I know at the end of the day it comes down to me taking that leap on a property out of state if I choose to.

As an example: My goal is to have enough rental income that I can first replace my wife's income, then my income, then if we so choose we can leave our jobs so that we can spend our time pursuing each other, our family and our interests more deeply and intentionally. 

Middle Tennessee has plenty of suburb targets to choose from.

Every time I want to go in vacation i choose the same hotel, which is not a very fancy one, but I just love employees there, the weather , the sea…I have house in Europe that I intended to rent, but I was also thinking of the possibility to sell it and buy an apartment in an all inclusive hotel in Cancun ( if possible Puerto Morello) , beach front.This would allow me to spend one month of vacation or more , and rent it the rest of the time.