@Ben Sauer Hey Ben, good for you, you're already way ahead of the game. 

Most will not want to sell, but its a numbers game.

That would certainly give pause to our local appreciation game.  

Although I do question if I am cut out for this game when things like this happen.  

It's impossible to factor in the repairs, late or no rents, evictions, and other games the tenants that dwell therein will teach you.Remember:  you won't get an A tenant in a D neighborhood. 

Easy to get is subjective.. easy for a player who has been in the game, hard otherwise.

Looks like I need to continue saving up my own money (skin in the game) to be more attractive to whomever I get the money from and in a better position.

In the RE game its only a matter of time before you run into some legal issue, whether you are sued or there is a contract dispute. 

My suggestion would be to not play games with tax authorities as you may find yourself in prison.

Maybe this is my contractors, but there is a reason flipping is a full time job.For out of state investment, I would be looking for turnkey operators, or find a partner in the market, where you both will have skin in the game to do it correctly.