Depending on your employer's plans, you may have to use some of your "use it or lose it" benefits urgently.Save for college.

When the date came he said he wasn't going to submit it by the online app (stipulated in the lease) but would have it in cash and that we could come pick it up (we live 3 hours away). 

I currently have three rental properties all located near the local college and the refinery in the area. 

Look at other rentals in the area and see not only how they are advertising or promoting online but also the inside and outside of the rental so you can create a similar environment to try to replicate the same results.

Same type of cars, vacations, toys, kids in college, etc.  

And yeah Marquette, MI is an appreciating market and a college town where everyone complains about increasing rents (and their bad landlords).Hopefully I can still find a few properties that can cash flow anything, no matter how small, with zero down but I'll have to see if they'll pass VA inspection too.

College towns are great options for investment properties.

I have looked around online, but haven't had any luck yet, i have local real estate agent there, but they are not expertised on those distressed properties.  

is there a way for me to create an online STR guestbook for free? 

If you know of any online forums or organizations where I can learn from others and expand my network and knowledge on wholesaling or getting my first deal, I’d really appreciate any recommendations Thanks in advance for your help!