I recommend finding a strong brokerage with investor-friendly agents who are doing a high amount of volume.You can set up systems and procedures to make it easy for them to refer your company over. and keep their clients happy.

Agents tend to lock stuff up. 

Is the tenant's rent up to market?

Purchase price is 200k loan balance is 155K on mortgage statement but with the HUD loans it would add up to 177k including entry fee that would put PP at 200k Technically they are saying I'm only paying on the 155k the other remaining HUD loan that equal to 24k that is paid 2051 or when refinancing or selling this house 

Is it worth it to do a complete gut job and basically make it new or should I patch it up and get it "good enough" to rent.

I had my realtor set up a search for assumable loans, and found a property in Aubrey TX with an assumable VA loan.

I grew up and still live in PA/NJ area. 

@Enrique Mendez Hop on google and look up "First Time Homebuyer, Illinois resources" There are $10K downpayment loans and grants available to first time home buyers.

@Deangelo Mack - when I buy a property, I review the leases and draft up the estoppel. 

The Condensation drain line was plugged up and managed to leak through the ceiling onto the second floor on the home.