Just be patient and get it done/ Then move on to whatever you'd like. 

I have been coming to the same conclusion and appreciate the insights on how to get started and especially to be patient in this market. 

With the war zone properties it is likely you will have higher expenses and more damage from the type of personality and problems that come with those areas.Get a couple properties under your belt, maybe you'll see you have the tolerance/desire/etc. to have a riskier investment with hope of more cash, but at least if you have a couple winners in your portfolio you can float your war zone one and it won't kill your investing dreams if it proves to be a problem.Stay patient, keep looking, stick to your criteria and be flexible.

I am sure you can find a way to manage it all, just be patient and I am sure things will turn out the way they are meant to.

It’s hard to be patient, especially when you are hungry for success.

Can you find something that will rent for $2k+ in a $300k budget, I think its possible but we are definitely going to have to be patient and move quickly when something like that comes up.

And as Sarah suggested, be patient.  

But one step at a time.Right now I just need advice on being patient in this dry market.

Your post tells me that you are well on your way because you are able to delay gratification, set goals, and patiently pursue strong financial positions. 15 yr loans will always cost you more monthly but less overall.

Be patient and wait.