Be sure to use the tools BP, I wore the search box out when I was getting started, almost anything you search for on here, you can find great answers from more experienced people.

I don't have any political views!

However, to buy my first one I may need to drop 20% for the down payment if it's a SFR (since I couldn't use an FHA loan).Doing that will almost wipe out my current cash reserves, which means it will be a slow grind back to another 20k or so (probably 10-12 months).Conversely, I suppose I could try the fix and flip strategy to earn some cash at a faster rate, and then be able to buy more rentals at once, but I am more averse to this strategy because I lack the requisite knowledge/skills/tools for rehab and because it seems a bit more risky going into a potentially problematic property (obviously any property could be problematic but with a fix and flip you KNOW there are going to be problems).So I guess what I'm looking for are some thoughts as to the most intelligent way to utilize my current cash reserves (about 20 - 25k) in a way that doesn't immediately stunt my growth but also with respect to my risk tolerance and knowledge/skills (or lack thereof).

Before graduating ( in 1980) I did work in that business as a tool working guy since I was 17.  

sounds like a tool for a HML  not really a conventional lender that uses govmit backed funds.

I've read the book and watched a great video on Brandon doing an analysis using the BP calc tools.  

If they try to pay rent, you should refuse it firmly but politely.

They are extremely rigorous, and political, and maybe costly.

What tool or how do you estimate house values around the property you are interested?

Do you use free tools like Slack / Trello / Skype to handle the workflow?