Hey guys, my agent brought a portfolio of investment properties to my attention with good cash flow.

I agree with @Peter M. that you can approach it as a fire hazard.

Any tips on how to approach people, especially seasoned Investors. what questions I should be asking, even help on body language etc.

That's just my approach, but I would implore you to see what others think. 

No one can say Section 8, veteran, white, black, female or any other demographic are "good" or "bad" as a group.I recommend you approach your tenant prospect screening exactly the same regardless of their background.  

As we're getting started long distance, we're approaching OOS or long distance properties from more of a turnkey perspective to get started as that might allow us to get experience with minimizing headache from rehabbing from a distance, plus that could potentially allow us to use the turnkey network (property management + their access to recommended contractors, etc.)

As a first property and to get the feel I would think a SFH is a conservative and normal approach, it doesn't have the potential cash flow of a MFH but also with that potential comes more risk, more costs and multiple tenants to juggle. 

The wife is ready to sell me the home but she will not approach the husband that lives in a different city about signing the deed.

Also like the idea of starting to prepare the tenants for the new management approach and expectations I'll bring compared to the previous owners.

Do you need to have a property under contract to approach a hard money lender?