And separately, does anyone have any good experiences with FHA-approved lenders (ideally in the northern Delaware area) that they'd like to share.

Ideally I'd like to meet them face to face, but I pre-screen before I allow them to see it, and then I very thoroughly screen with credit/background/employment verification during the actual application process.  

My goal is to invest in cash-flow rental properties that would ideally pay back for the loan itself, are there loans specifically for this? 

I know it's not ideal but I would work with your current tenants to either A.

@Isaac Rayne  The fact that you are going to lose money right off the bat, is not ideal. 

., lot size) properties that have sold within the last 6 months that are located ideally within a 1/2 mile radius, up to 1 mile if necessary.

I would obviously have to start over with my new employer who matches your 401kContributions.

It was flipped before we moved in so it would definitely be an ideal property for us to start with.

At $15k, I'd rather have the loss available for a later year, or ideally add it to the capital cost of the house.Thanks again :)

@Jay HinrichsI think it is a "good" time to invest if your strategy matches your experience/knowledge.