Be patient and consistent.I am 59 years old and I found BP about 6 months ago and I am still trying to decide what to do.  

Find out what other similar properties in the immediate area are selling for and estimate an ARV (after repaired value)Multiply that times 70% Subtract guesstimated repair costs = most that you should offer (max that you ought to be willing to pay)Scrub (eliminate) the ones that are corporate or bank owned (you are not going to out- negotiate them).Just start talking to the owner(s), ask lots of questions, find a common ground and be patient.

So just be wise and patient.

@Patrick C. this emotional support stuff is getting crazy, but there are a few things you can do;If not readily visible, you can ask what service does your animal provide for your disability, and the certificate must be from a person that is currently a patient of that person.

Quote from @Jonthan Kiser: Quote from @Alan Asriants: time in the market always beats timing the marketbuy in a solid area, focus on appreciation and solid tenant base that will take care of your proeprtyCash flow is near impossible to find.You will make your money 10 years down the line, when property appreciated, rent increased, and possibly rates went down True, IF you are patient and spend the time to master your local market.  

Also, I can appreciate the fact that you and your wife were patient by lining up the HELOC and pull the trigger when the right deal came along. 

Be patient, don't force anything, you have plenty of time.

I should mention, Travis had great referrals for lenders, insurance agents, etc. that are hard to come by for first time out of state investors.Nader is the owner of Upside and is one patient individual!

If you're going to do it, it's a long-term play so do it early and be patient.

You are on the right path and be patient with your self.