I understand that i cant wait for the stars to align and have the perfect 1st property just fall into my lap, eventually I will have to "just do it".

I find that, for the most part, those looking in spring for a fall lease are better tenants than those looking to move next week.

There are too many cooks in the kitchen and the project and IRR suffer-Licensed professionals that fall into FINRA-based compliance regimes given their business model shun these deals because they're too small to generate commissions sufficient to cover the cost of compliance-FINRA-based professionals propagate reams of nonsense in the industry to justify paying layers of fees that are not needed.  

We are looking to increase our cash position from 10% to about  30% by fall.

I'm also in the Southcoast area of Massachusetts, so perhaps we'll bump into one another at a REIA meeting sometime.There was a Fall River meet up for a while, but not sure if is still active... it occurred on second Thursday each month.

There may even be things running through your HUD-1 that doesn't fall into any of these buckets.  

These gurus are making money by hype, join your local REI .Do not fall in the trap

Example:  If you see a log cabin that's falling down, but you think that's a great vacation spot and lots of people would like to rent it for a week, that's not something you'll find much of an appetite for in the hard money community.  

The seller has had enough so if this deal falls through we have to walk away.  

We experience this type of thing far too often when wholesalers bring us a home to buy from them and then once we get closer to the closing table an issue comes up and it results in us having to either pay more for the home, the wholesaler taking less or the deal falling out all together.