Find a good RE attorney that can also handle the closing and escrow if you have it.

Additionally, my AC project needed some steam pipes moves, but because they were a plumbing and AC company, they were able to handle all of this (steam was too close to breaker boxes).If you have an older home you may have more electrical work needed than you think.

It only takes so much selling pressure to trigger stops, spill to margin calls, reduce consumer confidence, and on it goes.

I would recommend if you are looking for a place to enjoy for yourself in addition to reducing rental income, then just search in an area you enjoy, like SC.You already know the area, you know how much people are paying for rentals in that area, and you know what makes a good rental based on what you enjoy.

You will have to run the numbers with loan officer that is wired on VA Loans, but it might be a possibility.Also, I'm not sure if you are familiar with Northern Virginia, but as your home search moves further South from Arlington toward Fredericksburg prices reduce (a lot).

How do you handle this problem? 

I will be self-managing the rentals, renovating/updating when necessary, handling all tenant affairs/calls/etc, and physically maintaining the property - however I will be coming in with little or no money. 

It's usually easier to reduce personal PITI and consumer debts than to magically make your rental income double.

Looking for areas to focus my search and don't have great handle on areas in high demand.    

When things get rocky you will need him to trust that you can handle it.