After negotiating price down, with current rents, I will break even on cash flow after year one.

Most agents don't know anything about investing (especially the costs of fix and flip), but the ones that do are gold.

Shaking hands across a desk is great, but so many CPAs are set up to serve you virtually, that finding one who is a perfect match for you may be easier than you think.Best of luck to you.

Folks,For one of my rentals the rent is around $5k per month.

I've had a problem addeding a one day block too.

Given your situation, I think the best thing to do is 1) work on improving your credit and 2) look to house hack, preferably a duplex or fourplex where you live one unit and rent out the others.

This deal was my first - and the only one I ever paid capital gains tax on (still keeps me up at night :)  Because I didn't know 1031 exchanges at the time. 

I think the one way that you can make profit on these is in a couple of ways. 

@Ken LivingstonRule number one for maximizing your income in real estate  is to not spend money that doesn’t earn you money unless you have to.  

I have been receiving letters informing me that my "VA guaranteed loan has been tagged for inclusion in our VA IRRRL program".I called the number on one of the letters (I've received many), and the call cut out shortly after speaking with someone, so it seems a little sketchy.