That being said, I would prefer to setup payment plans than to pay for turnover costs and vacancy plus there is the risk of the tenant quality of a new tenant when I know I already have a good tenant who fell on hard times.As for the future - all speculation here.

I would prefer to save the money as cash.

Make sure you loan officer and realtor are both knowledgeable about investments, and preferably make sure that they are investors as well.

preferably a rental where utilities are included. 

But folks prefer newer and small yards (apparently).

As the economy rapidly deteriorates, banks will inevitably prefer to have larger cash reserves. 

Preferably someone who is familiar with VA law (this is where we intend to buy)? 

Would prefer property in King, Snohomish, Skagit, or Whatcom county.

@Zach MuellerI personally wouldn't buy a BRRR property that will lose money for a few years; I think you would be better off going the traditional route and buying your next home when you're ready to move in (preferably with a live in flip or something you can generate some sweat equity in).

I'm setting up a new website for my tenants in properties not managed by a Property Manager. What payment portal have you used that you can recommend? (Square, Quickbooks, PayPal, etc)?