I never have to go to the buildings to pick up checks and I love that!

If you don't have employees, that saves you money, but then you are basically living in the coffee shop.I don't know how much you need, but in my opinion, $15,000 isn't nearly enough.I know if I were representing the landlord, I'd want to see that you had a lot more that set aside, unless I was a desperate landlord who was looking for any tenants I could get.I actually have a client with a coffee shop and it's a tough business.I'm not trying to discourage you, I just want you to go in with your eyes wide open.

You are new to the market and have zero reviews to go off of, so if I'm shopping for an STR in your area, i'm obviously going to go with the less expensive homes, with nicer furnishings and reviews to judge against.  

And if so, does anyone know the best way to go about doing that?

And the desired one to invest in is "warrantable"....that means they keep good books, finances, insurance, aren't being sued, etc.Also, if you are looking for lending in Virginia then try posting to the Virginia forum as well. 

As a part-time investor,  I am both ready to go with passion and fearful of the unknown.   

In my experience, REIA's have always been the best place to go if you're looking to plug into the local real estate scene. 

It looks like I'll have to go the investor route since I do need the rental income to qualify!

I would narrow my criteria, are you going to target pre-foreclosures with high equity, absentee owners, probate, tax delinquent owners, as in any business system there is a chain of steps, and if you aren’t getting you’re desired outcome, work your back in the chain.

I personally have basic knowledge and a desire to take action and get started.