@Todd Dexheimer thank you, that's very encouraging and I'll take your tip to also look for the local investors who are self-managing.

Any help or tips or recommendations are gladly appreciated. 

USAA gives examples -- "pay off transition expenses, consolidate high-interest credit card debt or buy a reliable, economical car."

I do have fairly good credit, and plenty of sweat equity.

I suggest not to mess up your own credit and get evicted or unable to lease later.

. - Mortgage credit inquiries are not a concern, nor do they have a "hard" impact on your credit.

Short of that, I recently heard a tip on one of the BP podcasts...go to Home Depot at 7am and talk to the contractors getting an early start on their work day.

We have about 40-50K to invest from our HELOC, Line of Credit and 401K.

How I do it is through selective screening and I have been 100% successful.By instituting certain screening standards it will naturally eliminate the vast majority of non target applicants.For example young couples with children will generally have lower credit scores. 

The criteria when I applied and received mine was some of the same factors as though I was applying for a regular mortgage, DTI, credit score/report, W2, paychecks etc.