I can help you land properties at much lower rates than you could on your own based on a couple of methods and tools that I use to mine for deals.

I don't like to plug in uniform, base rent increases, etc because you may be buying way below market with massive increases initially then subtle 2-3% across your ownership, etc.  

Proforma numbers are generally pure pipe dream, so figure out the real numbers based on what they give you.

Based on the $20k comment, I'm guessing you have $35k and will lose 35% to tax and penalty.

A generation of “digital natives” (those who have grown up with technology and social media), Millennials are diverse, as well as the most educated generation up to this point.

Andrea,, I would suggest you find a very good HML and let them place your first deals.. your knowledge base based on your questions dictates you should have some mentoring first then try your own.

A conventional loan is just a standard loan like you're getting to purchase the rental.The Executory contract sounds like your best bet based on your goals.  

And also based on my experience, podcasts done by Josh and Brandon helps a lot on seeing obstacles, mistakes encountered by other investors then solution how they get around with it.

Consequently, criminal records-based barriers to housing are likely to have a disproportionate impact on minority home seekers.  

You can get on there are find some credible contractors in Hampton Roads.I'm an Electrical Contractor based out of Hampton, Virginia and have several contractors I work with if you need help with your projects.