Also, saying that you need to get the concrete done anyway and don't have that kind of cash on hand leads me to believe you might want to think about getting some stronger cash reserves or your own lines of financing before proceeding; I've got credit cards with credit limits double that, where I could self-finance those kinds of repairs if necessary, but that's not a big enough hit that I'd have to worry about taking out loans on paid-for houses. 

AND that said, when it comes down to it, lead gen is the number one thing you need to get good at, so if you can spend 10 hours/week lead generating and just send all of those leads as referrals, you'll actually be getting great experience in a sense.

This will help to lead you to areas that you can find properties that fit your criteria.  

Don't know when that became a thing in all businesses (crypto seems to have the leading kid coaches) but i'm curious if you have input on paying/learning and how you approached mentorship. 

Even if the deals aren't great, it'll get you contacts and may lead to more deals.

What are the laws regarding lead testing, hard wired smoke alarms, etc. will impact your rental.  

Looking for leads in Washington state would prefer, west side of the mountains but willing to look at any deal in the state.

I have a lot of sources for lead generation with little success.

I have a rental rehab coming up end of march and coming up dry with contractor leads to get a bid.

This is a classic mistake made by many investors in the years leading up to 2008-09.