What is you end game and how active or passive do you want to be in the process?

That's great that you have over come all of the challenges that you have faced and ready to get back into the game! 

Second, skin in the game.

I can recommend a few.I have never heard of a legit HML that offers 0% interest for 6 months.Hard money lending is very much a local game in my opinion. 

If it hasn't sold, you're still in the game!

.$3000 > 1800That is my game anyway.

Im pretty sure i have a game that day but lets stay in contact.  

Sounds like you've got a solid game plan in place for tackling the considerable amount of knowledge everyone has to gain when they're starting out.

Hello my husband Rod and I are starting out in the investment game  we are excited to get started and meet many other investors we can work with  we have three young children and are tired of being trapped in the rat race   

We found these types of properties and clientele over the course of a year actually take double staff time with tenant lease enforcements and maintenance issues and a whole list of reasonsI may be a little jaded I owned many like these in the past and the managed them so I took my licks pretty bad so I don't advise anyone to take these types on unless they know what they are getting into