Today I sold my diesel pickup to get cash to get started.I am still trying to find a good contractor in my home town. 

@Dustin FrankHow did your city meeting go today?

I heard on a BP podcast today, "Calculate three Buy & Hold deals every morning." 

Determine how fast you want your money to grow and the time you want to hold your money in the investment (break even in years), relative to the risk of each.

If the numbers make sense today, that should dictate your decision.If you are doing a buy and hold strategy, even if the market tanks usually rents don't drop too low and you'll have a 1 year lease anyway with the tenant to help preserve some of your rent income.

I think telling them you might use them in the future but provide all of this free crap today is a waste of time.Any smart commercial broker will not spend time on such things.Why not just pay for a report or send them a nice gift card to the restaurant of their choice?

Learn to control both sides of the equation and you will be amazed at how fast your balance sheet will grow. 

Any specific forums on this or anywhere I could learn up fast?

You've learned that if you were to buy this property today as a rental, it wouldn't be a good deal. 

Your response was truly a blessing today.