To accomplish this you have to demonstrate that you know what you are doing, the purchase is at an excellent price, and you realistically forecast a profit including a margin of safety.

I really don't have the kind of time to wait around for something to eventually cash flow - which means I just need to be patient and keep looking for something that does.

You will have to maintain the structure, mechanical system which includes plumbing heating and safety issues like leaking or rotting roof.

I learned this year that you have to be patient with yourself.

Just stick with it, be persistent and patient, and with time it will all come together.  

Maybe I have to be more patient and continue to save.  

You need to be patient and find a really good, investor friendly agent.  

I want to check out the ROI & safety of having out of state investment properties. 

It is setting things up that can take a bit of time.IF this is a first time voucher landlord and this is their only property, they just may not appreciate that everything takes time but if they are patient, it will work out.Good luck.

@Dante Murphy I just see much more value and safety in diversifying my approach to real estate.