Now it's barely a blip on the radar when a few units get deployed.Atleast 50% of applicants the last time i had a vacant rental (July) were from Nashville looking to escape the rising rents, which is keeping rental rates healthy hereYou can find rentals at/above the 1% rent rule all day longCreative financing is alive and well here as it's more of a buyer's marketGood luck to ya!

How I like to view things is from the different levels of financial independence:- cash to cover spartan level expenses  like some have mentioned or just bare sustenance  (food, shelter, medical insurance)- cash flow to cover all basic bills (prior plus utilities, cell bills, others)- cash flow to all basis lifestyle and min reserve tucked away as well each month (min reserve, subsequent levels can bank more reserves)- cash flow to cover all basic, additional reserves and growth of future lifestyle increases- cash flow to cover additional lifestyle, reserves, and additional margin to grow other areas of life style, hobbies, and investments well (self funding deals, self fund rehabs, and other activities)At the last level and subsequent higher levels from here and on you can self fund from cash flow alone and "job," not is never needed again but depending on your personal preferences for lifestyle and risk you may work forever to stay busy or may quit the job at steps 2-3.I enjoy what I do as a lender so perhaps I just lower my production down to 2-4 loans a month and just help my past clients and referral partners.

I'm barely stepping foot into real estate but I'm reading into a lot and listening to anyone who has any advice for me.

I'll second @Chad Lopes regarding hiring a PM, since managing a rental from another state can be tricky for even experienced investors.I wrote a post a while back about the zip codes we like for our B/B+ (and sometimes A if we can score a deal) investments, so perhaps that would be helpful to you:  https://www.biggerpockets.com/forums/311/topics/22…As with most markets, Bham can change block to block, so it behooves you to visit the market and meet the people you'd be working with (whether turnkey or a self-assembled team of agent, contractor, PM etc) face to face.

Looking to pick your brain and ask questions face to face.

Hello George.We all as investors face the same opportunities, finding a good deal and getting it under contract for what the property is worth (taking into account financials, terms, rehab, etc.) and getting it closed, so we can turn a profit.I can only assume you are just getting started in investing based on your question (I could be wrong), so my first action item for you would be to market to these owners through post cards, letters, door knocking, email, phone, social media, etc. so you can gauge interest in selling. 

Because, lets face it; most people are not making 100 plus offers a week, mailing out thousands of letters, driving targeted areas for dollars, or crawling through ditches, climbing fences or shaking palm trees to find these deals.

@Jermaine McIntosh - Although I haven't personally done this, but do plan on doing it at some time in future, how about just picking up a pen and paper and writing to the families facing hardship a nice heartfelt message.

And the worst part was, actually having to meet clients face to face after I had enough courage to make enough calls to get an appointment. 

The down side is that many people in this situation are not ready to face the reality of what is happening, or are still holding out hope that the bank will not foreclose.