I've been kicking around the idea of hiring a VA to make calls for my PMC to generate leads.

Regarding auctions, if you don't win the bid do you get all your money back?

(there are some exceptions, but expectations don't make you money) So that leaves "individual landlords" who self-manage. 

I’m especially interested in long-term rentals and techniques to enhance cash flow and ROI, driven by a passion for financial independence and building long-term wealth through real estate.I’m eager to connect with fellow enthusiasts, gain insights from your experiences, and actively contribute to this community.

So, making it clear from the start that you are running a professional rental business goes a long way towards avoiding those who are seeking just the opposite.

There would also be an interest rate on the money negotiated.  

If down the line your son started to make the mortgage payments on his own, if you have 12 months of on-time payments from him, you can exclude the mortgage from both of your debt-to-income ratios for qualifying. 

I keep hearing that it makes sense to focus on markets that have strong economic and population growth, but there's really no overlap between population growth, economic growth, low prices, and low taxes.So my question really is, what's the best way to get out of this?

I think a lot of us that get dropped don't realize that these companies are in this to make a profit.

Financing options include conventional loans, hard money loans, FHA or VA loans, and property management.