I am particularly looking for properties with extra cash flow, and now those are not easy to find, everything i see is almost close to zero cash flow with 20% down, am i looking in the wrong places?

They provide the money and you provide the knowledge, time and energy to get the property rehabbed and re-sold.

Read a book on how to manage dealsThat will give you a foundational understanding and then you can refine your knowledge based on how you want to invest.

Having extra time can help that, however, part of the constraint is simply where you are, it sounds like. 

My mind is made up, but thank goodness for this forum and the knowledge I have learned in such a short  time I am now a much more confident landlord in knowing and understanding the TAR contract as well as TAA and my rights etcAlso studying about tenant proofing. 

So I think that a good place to start in my search for a better realtor and local knowledge on the market. 

Because you are using the same payment on a smaller amount, the APR is always higher than the actual note rate on your loan.applicationThe form used to apply for a mortgage loan, containing information about a borrower's income, savings, assets, debts, and more.appraisalA written justification of the price paid for a property, primarily based on an analysis of comparable sales of similar homes nearby.appraised valueAn opinion of a property's fair market value, based on an appraiser's knowledge, experience, and analysis of the property.

This is relatively easy as we are re-plumbing the whole house but I won't be able to get market rent and charge extra utilities. 

One thing I want to mention is that these books and podcasts serve for more than just a knowledge base, they give you the nerve to jump over that phycological fear barrier, which In my opinion keeps more people out of the game than lack of knowledge or skill.

I have no knowledge of their business one way or another.