But as said above it is not an easy job and the salaries are not great working for someone else. 

Besides, she's Section 8 and I'm sure her schedule is wide open.

Start by scheduling a walk-through to assess the property and confirm renovation needs.

I suggest that you make it a point of finding a good lender, not just someone who can do the job of helping your clients buy their home but someone who is willing to teach you.

Great job for taking the leap.

Do you hate your job or hate your employer?

I've never really done a deep dive in analyzing the area because it is a retirement community, median income is very low, and there arent a lot of jobs in the area.

Also -without an in service rental, you have no schedule on your tax return on which to deduct those expenses. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I suspect if someone contests could be longer.I also think once you go to mediation this will get worked out pretty quick mediators if you get a good one do a nice job putting these deals together..