I've also signed up for New Orleans REI meet ups in the upcoming weeks in hopes of making valuable connections in the local market. 

The agent also stated that because the seller is behind, the loan cannot be assumed.Questions for the Group:Is it true that a VA loan cannot be assumed if the seller is behind on payments?

The rates vary throughout the State because of the different millage rates and tax districts, but in Richland County for instance, the taxes essentially triple once it goes from legal resident to non legal residence. 

In '23 the state set records for tourism revenues and visitors to the state, a hat tip to your point about year-round demand. 

This was my second foray into real estate investing, the previous one being through a “full service” turnkey provider.

(You said you plan to buy it for the amount of the loan, not the value of the property.).

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

My business partner and I just opened up our property managment company in the Chicago/Chicagoland area and it is not easy to do this the "right way".Honestly you can get yourself into some serious trouble if something happened with a tenant, an injury, anything and they sue and find out you don't have a license.

Is the property & tenants mostly easy to manage or is it taking up a lot of your time?

It's good the tenant is talking to you, but I suspect she's just filling you full of excuses and you're lapping them up.Cash for keys is what amateurs do when they don't know how to handle non-paying tenants.