Look into where the better school systems are, companies moving in/employment growing etc.

Employers.

I had a similar applicant with 600 credit, great manners, few collections on repot, employed, looked like a true gentleman.

.- Diverse employer base.

That said, I will add one more dimension that others did not; if you REALLY like a market based off of sound factors (rent growth, job growth, major employer diversification, historical vacancy rates, landlord laws, etc.) then you can always develop a new relationship in that market.

Section 8 has guidelines and standards for both tenants (they must be employed, pay their rent on time, etc.) and landlords (there are annual inspections). 

True inspiration and a strategy I need to employ myself.

Definitely start part-time and don't even think about full-time until you are really, really sure you can sustain it because once you are full-time, you'll have the added stress of health/dental insurance and all other self-employment responsibilities (not sure if your current full-time job gives you benefits...if not, then it's a mute point).  

You need to understand what makes the boat float to chose the right method to employ keeping the boat from sinking, use the wrong method and you're most likely sunk!

I'm also looking for a dependable mentor and a partner but my only caveat is that I'm currently employed full time in the software industry and do not plan on quitting my job anytime soon.