@Troy Ramey made some excellent points, I would also add that you should look into the 3% down payment conventional loan options, as they are typically much better loans for people with decent credit than FHA loans are.

Most of our tenants carry significant dept, often student loans, typically credit cards and personal loans.

My repairs/capex are typically half of what you have because of the extent of the rehab.

A conventional mortgage will typically need 20% down.

Basically, the typical," you don't know what you don't know", situation.

If you have positive cash flow, the money is coming from the tenant, so this method of analysis, or most other typical methods of financial analysis, isn't valid here.

For example, my rentals are in Florida and when it rains, the grass grows like crazy.  

Whether it is quotes or just discussing coverage and liability, from my experience, insurance brokers typically have a leg up on the typical Allstate, State Farm, farmers, etc agents.

So my question is what is typically harder to find good deals on?

@Scott Holmes, out of curiosity, what is the inventory like these days for small multi-family (2-4 units) in the Richmond market, and what is the typical price range for acquiring such property in standard B-Class neighborhoods?