But I disagree with the child changing things :)  We cruised for 10 years on a 53 ft ketch with three boys  and picked up one more on the way! 

Not saying the deals aren't out there but it is definitely slim pickings!

I have rentals class C to C+ rentals, holding out for a 650 fico would often mean more vacancy and lower rent, so I elect to be more flexible, and probably take on greater loss risks than you do.

I’m looking for someone who is a investor with rentals , someones ear to pick a little bit up the ups and downs of the game.

Knowing how to estimate rehab costs, ARV, and picking a suitable area are important.

If you're picking the section 8 tenant, then I would have them sign the lease on the day that HUD approves the apartment and situation. 

I am an investor from Virginia, I picked up a property from trustee auction last week (prince William’s county).

You could easily pick up a property or two with it...just not in Orange County.

You can find some good properties between 60-80K in class B/C neighborhoods.

Finding signifigant amount of class A space is probably going to limit yourself to SW where they just built a bunch of new buildings, or in Montgomery County where there is a ton of open office space.