There have been a couple properties i was interested in that were under contact , but when i drive past the properties,  the for sale signs are still in the yard and nothing is happening at the property.

How to start (especially because i'm a broke college student lol), where to start etc... the whole nine yards.

They can't easily get loans for previously owned homes, may not have good credit history or have had to start over due to bankruptcy or divorce, prefer to live using cash instead of credit or banks, want / need mobility, want some yard space, enjoy communal living, dislike urban living, want to save money or have limited income, want to live simply, etc...

any idea what cap rates are in Bremerton--near the ship yard.  

Basically she determined that there were millions of places that you could camp (including people's yards), but no consolidated place to find them all. 

You are in "Equity Salvage" mode or at least you ought to be (IMHO). 

I'd definite take that vs buying in fly over states where I don't know the markets Dynamics like my own back yard.  

In an effort to delegate some tasks, I am looking into the following: I have a guy who's done ongoing yard maintenance for me at another property.

Call Robertson's ready mix, tell them you'll need a concrete pumper, 8 yards of pea gravel at 3" slump, it's going to go out the door like 110-130/yard.

The previous owner didn't maintain the yard, and the more weeds I pull, the more debris I find.