The short of it:Hey BP!

I'm open to flips, buy & hold, Foreclosure/REO/Short sale pretty much anything outside of section 8 if the numbers are right. 

I have had 3 applications. 1 had too much debt. 1 called shortly after applying saying they don't think they want it because it has a window AC unit and not central air.

While we would all love our real esate business to be easy to manage the reality will be that managing your properties from long distance will always be exceptionally challenging and for the most part you will discover that it's just is not worth it. 

I've discovered that:They only work with industrial and/or retail (and seem curious/surprised why I'm investigating apartments)They are the listing agents for properties in the area (it is a sellers market where I live).Being a first time investor, I'd like to have a trusted professional in my corner; using a listing agent (at least to me) represents a conflict of interest.Should I be cold calling firms outside of my immediate locale, such as major cities nearby (or national)? 

Until those houses are paid off, and they will be paid off much faster on 15s than on 30s, you are short cash flow.  

I believe one of the first roadblocks is when the bank appraiser discovers what you found out (non-conforming zoning), they will not lend on the deal. 

Question that has stumped me...I've been mostly looking in Jefferson County, Alabama and have discovered how to cross reference the Default Tax list with the GIS so I can locate and study the property (YEA!). 

The rest will be difficult and undersirable no matter what, and I offer to let them free and off their lease agreement on the spot as long as they clean up my property and take all of their belongings with them but most cannot afford to move in such short notice.

I recently discovered bigger pockets and have listened to a lot of financial freedom audiobooks.