However, finding a mentor or a partner with experience could be a great first step to help guide you through your first deal and identify the right market for you. 

Because it was a rental first you will never get a 100% tax free primary sale, only a prorated one.

Yes so at first I was using a USDA residental rural loan.

And make sure that all items necessary for you to get the best rate possible from your carrier (like 4 point inspections, roof attachment points, pool enclosures etc) are present or available.One nasty little factor that can't be helped is that every time you buy a property for more than than last owner paid - you will have a tax bump due to re-assessment. 

If I can't do this the house loses money big time like 800-1200 a month.

For example, if you're offering a 10% annual return, show them how that breaks down over time.

There are wholesale deals from time to time, but the best ones are not typically sitting around on Facebook.

My wife (26) and I (27) are wrapping up renovations on our first investment with plans to sell come spring or refinance to hold it as a rental.

so I can spend more time with my wife and newborn along with travel, challenging myself, and become the largest investor in my area.

The only thing I won't do are repairs that require an actual plumber or electrician.As a landlord here in Binghamton, I know it's hard to find someone to respond to calls or do miscellaneous repairs in a timely manner and without breaking the bank.