I would suggest focusing on Norfolk over Portsmouth,  its a better market with more appreciation. 

Sounds like it makes sense for you to partner, I would suggest: spell out responsibilities very clearly, how you make decisions and most importantly: have a very clearly spelled out exit. 

Any suggestions on where to look other than the facebook outreach I've been doing?

Thanks in advance for any suggestions!

I suggest buying real estate inside of and outside of your IRA or better yet qualify for a Solo 401k then you don't have to worry about UBIT on leveraged real estate. 

That’s a great suggestion, and I had not thought of it.

I suggest you enter private money goldmine in search botton at top right of the screen and read the previous posts....here is one that gives good perspective as well as a link to legitimate private lenders.http://www.biggerpockets.com/forums/92/topics/1488...

Hey you guys, I just recently finished Sheetrocking and taping my current BRRRR and now I need some suggestions on what paint and cabinets I should use.

Any suggestions on companies that would be willing to insure without charging 30+ thousand a year??

It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.