@Chris Callaghan The best thing I look for is a track record and testimonials from people they have helped already...Not that testimonials can guarantee they can help you, but it gives you some confidence...Thank God for the internet, it is hard to pop up in business without telling people your story about how you got started doing what you do, and if you have no track record then you have some explaining to do, if you can really can do what you can do...the beauty of Financing and Funding is if you are really good at getting companies funded you don't have to advertise...You will have people lining up to send you clients to get funding for...In my experience their is no new funding out here, and most follow very similar guidelines in terms of what lenders are looking for...Bottom line I look for is track record...

I am planning to maximize and utilize this time to educate myself, understand the market trends in terms of incline/decline of housing volatility (mortgage perspective), job movements, and social/economic/political factor that influences in the RE market.

for me have done the best in terms of cash flow and fixing and flipping.   2 to 3 bedroom homes with minimal work.   

Plus - With me working a full time job and being the busiest part of our year ; I don't think a situation could get too much more ideal in terms of practicality (already rented; zero repairs and not fantastic but decent equity (13%)

I find the said cities I've mentioned to be a better value in terms of profit to maximize what you have.

(I don't use google for much in terms of photo sharing so I probably goofed it.)

I'm glad I was patient since this first property allowed me to learn the ropes as a new landlord in terms of both rehabbing and tenant management. 

But if you take that tact make sure it  is a good investment  for them In terms of of cash on cash return and debt coverage, percent rules etc. 

In terms of your lack if a track record, you should emphasize the years of experience of your "team".

@AdamGlassman I'm new to the real estate game I have lived in the area my whole life so I can probably give you some input on specific places in terms of vibe/types of people/areas of interest