Thanks all for the responses, I think I will try and find a broker to sit down and talk about it without running my credit (Perhaps printing out my Annualcreditreport.com reports and bringing them?) 

Sit down with a local RE attorney.  

I have cash ready to go and its just sitting.

It would make terrible financial sense to buy a house and let it sit, not making income for first year.

It is definitely true that you would have a smaller pool of renters looking to move in the winter, but people are always moving for various reasons and it doesn't mean you'll be forced to sit with it vacant.

I have $ sitting on the sidelines ready to go but no where to put it. 

Don't let them sit vacant.

It is 3,000sf including the finished basement and sits on about 1.25 acres.

Rent rate , NNN and how I am suppose to calculate them.Also, when I sit down to talk to agent/owner, what question should I be asking and keywords I should be looking for from them?

When I run the 50% rule with counting 10% for things like CapEx, repairs and maintenance, etc. and then subtract the mortgage payment I am sitting at about $100 a month.