Theory only works on paper.

If you buy in a rough area, you may have very high cash flow on paper, but you may end up with tenant headaches and less income as expected.

I completely agree to diversify into paper equities.  

Look in Craiglist and Backpage in the "For Rent" Section, type in keywords: sale, for sale and see what comes up some owners who are trying to rent their properties may need to sell and can't so they try to rent.Go to "FSBO sitesLook in the "For Rent" section of the Local Newspaper, bargain papers, etc.Call houses with "For Rent" signs to see if the owners have any other properties they might need to sell.Hope that helps

. -- sign the papers, move in and start looking for your next home -:).  

if you want to get started @William Brown do like @Josh Caldwell said and flip paper or look for creative deals marketing to distressed sellers i am sure there are tons of desperate sellers in LV good luck now get to work

The idea is to us my VA loan and live in for a year and then repair all and flip but now my ex who I  have no separation papers from refuses to sign off.  

I need to figure out the correct paper work, and understand how to use it.

The audit itself ended okay with us not getting into any trouble, but the time spent of finding paper documents in archived boxes for all of the backup that the state wanted took a week's time for two employees.

I looked at the sample properties from each one of these and they look reasonable on paper in terms of numbers.