So I agree with OP that cash flow can be unpredictable but if underwriting is done correctly and conservatively, it should be a rare occurrence to Not meet cash flow projections.  

Can anyone recommend some good local investment groups that gather on a regular basis in my area?

A few great ways to learn more is to attend local meetups, use the search feature and set up keyword alerts.All the best!

The only criticism I've heard is that he does not take walk-ins.With advent of technology, locality is optional. 

I would recommend becoming an expert on the local laws and the area you service.

Not sure if a local bank may be better than FHA, or are there other avenues that I should explore?

Are you local to the northeast Ohio area? 

A good team for out of state investing consist of a local lender, Property Manager, contractor and a good agent to coordinate with everyone to secure your transaction.

The job in Hawaii terminates in December of 2024, so to meet the <60 day requirement for VA loans, I need to close around September-November.

If you’re nervous tell people you have to meet the pet but I wouldn’t automatically assume smaller equals better and larger equals worse. 3) If landscaping is the dealbreaker just pay for it.