Do you have a favorite bank in town, and if so, why? 

They went to the town to try and change it to a MF but the town gave them a bunch of issues.

This property is in a small town in the midwest.

We won't be there because we are leaving town, but it may be a great time and place to get some more info! 

At times even lower level  -aka  town may have its own rules.

If you want to be in town I would look in Hemet,  if you want more rural look in Sage and Anza area it is still considered Hemet. 

Those are some of my favorite types of deals too, I do prefer to buy the ones with MAJOR problems as they tend to yield the most return while taking the smallest amount of effort to acquire.What part of town is your "niche"?

I was hoping to find a group or someone willing to teach me about this market as I work a full time job as a delivery driver around town, as I see a lot of vacant homes in the areas I deliver to and would love to start walking away from the corporate money to making my own for my family to spend more time with my son(8yo) and reduce or eliminate the amount my wife works..

I don't own anything in T-town, but I am looking. 

--I've never gone through with a conversion like this, but I've explored similar undertakings in the past.