If you have excellent (760+) credit, can hit a 1.20+ ratio, loan amount is where it needs to be, it's a single family long term rental and you're okay with (and state/lender allows) a 5-year prepay, low 7s is possible.

I bought my first investment property that is currently cash flowing well I have talked to my bank and they said I can pull $100,000 of equity out on the house.

How can I tell if my experience with repairs and tenants was bad luck?

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

I can see this becoming more popular as time goes on.   

SFH can have more value add options and choice of area to buy.

First, the best thing you can do is improve your screening process.

Consider bringing in a partner who can help fund the rehab in exchange for a share of the profits.

I did find a gutted house for $27k I think I can use this for a house hack and off load some of my maintenance expense for one of my Subcontractors who wants to come to Georgia to retire.

You can just do more volume with less margins to scale since that's a constant flow of deals.