The key is pegging what attributes you can handle as negatives and which you can't, this is how you formulate "your" target area. 

I certainly don't want to raise rents going into fourth quarter/holidays and you're right on about targeting the moving season.

Perhaps there are consultants that can help me identify the market that fits my goals, identify target properties and offer prices, and underwrite and help during the acquisition, and I'm curious if such support exists? 

Every type of property old/new will require CapEx and maintenance.This is why investors target distressed properties. 

I listen to the bigger pockets podcast while driving to work and wish I could go to the beach instead of sitting in LA traffic. personal balance sheet as of 9/14/2021assets                                           liabilities                             bank:$1617.95                              car loan:$10,555.00               savings:$14,284.36                        credit card debt:$159.63emergency fund:$840                    student loans:$0 cash:$113.14 trading account:$1775.10coin jar: $18.75credit available:$6,000 income statement Average income:$2100Average expense:$1875savings rate:$225 social security number 802 00 1031,  just kidding haha what would you do if you had my financial strengths and weaknesses.

I also think it may be a good idea to target a property that may need some minor cosmetic work to get a slight deal (tough in a sellers market, to be sure).

I am very familiar with genes program however in the state of Virginia becoming an assisted living facility is asking to be harassed by the department of social services. so I do not want to provide care for seniors.

I also would get applicants that don't have a social security number or have no credit at all.

Developing that trust with someone you don't know may seem like a challenge, but if you approach it correctly, you should be able to achieve a pretty solid foundation of trust.The best way is to target sponsor who use professional 3rd party administration that verifies the sponsor, their background, their track record, and their performance.

Lucie)Goal: An “easy” acquisition (or a few) with the priority being stable long-term cash flowTarget Cap Rate: 7% or higherLoans: Target LTV of ~65% (this is flexible) This team is looking for stable, reliable investments where they can park their cash for 10+ years without worrying too much about managing or developing the property.