I'm overwhelmed by which market(s) to choose. 

This seems to be true whether it's CA, TX, AZ or OH - IN or GA.Apparently wholesaling isn't as easy as everybody thinks and are willing to pay big bucks to "learn".Obviously the decline has hit the information provider's customer base that they sell information to, and hurt their bottom line.

Most investors opt for the skeleton versions that truly miss the mark and lead to convoluted amended and restated agreements that cost far more to correct than simply paying for the agreements to be drafted by a professional at the start. 

Sometimes she was late for rent and they were keeping me in loop about the same and then paid the rent a week later etc.Now for Sept they didn’t pay the rent and when I reached out asking for rent after 5th Sept, they said that they vacated the place due to hazardous mold issue (she says she verified with over the counter mold kit) and also said this is a 5 day notice to fix the place.

What are the pros/cons of paying all cash vs taking out a loan for the first investment? 

:) You have a high paying job as a physician. 

I am not a lender but I work with a lot of buyers who utilize second home loans and I am 99% sure you cannot buy multiple second home's in the same market. 

Any advice for finding / approaching owners for off market deals? 

This means researching the market, understanding tenant demand, and ensuring the cash flow comfortably covers the loan payments.

Also the market has softened and it take longer to fill vacancies.