In terms of rental and income there are definitely some possibilities, it just depends if you're comfortable with low-income tenants.

Let me know if you are looking for deals to flip, the kind of deals you flip, and what you are comfortable with with.

The issue I have had, (I have done a few loans there) is that I could never seem to find enough people that I was comfortable with ethics-wise to make a concerted effort to work the area. 

. -- I'm leaning more towards getting into single and multi-family home rentalsWhile I'm fixing my financial situation (I have terrible credit and my student loan debt depressing), I figured I could learn all I can and be ready to hit the ground running, once my personal finances allow me to get to the point of comfortably getting out there.Since I don't have much money (or I should say I have zero money) to work with, I was thinking about using my web design and photography skills to build relationships with others that are currently in my area doing what I want to do.

Well Chris the plan is to get one year's salary in the bank and then quit ( I make about 30k a year post taxes) The way I see it is if I have managed to get 50k in the bank from only wholesaling properties part time then jumping to full time then I should feel comfortable leaving my full time job.

I vault from 8' wall plates to 9' in entry, living, kitchen and dining.

This cash-out refi is my first loan ever that hasn't been with my CU, and I'm still learning to be comfortable stepping outside the box for financing.Thanks in advance!

I would say stick to your comfort zone and trust your instincts.

If you are not comfortable with the process there are many Attorneys who will do the negotiations for you at a reasonable cost expecially if you are in a state where they can close the deal and profit on the title insurance.

You should do what your comfortable with.