In my opinion, you don't need to mess with an LLC yet, you can always move the property into one later if you want to.Keep an eye out for small multi-family buildings. 3 or 4 units.  

People may roll their eyes at what I'm going to say right now but capitalism is alive and free to be practiced by anyone willing to pay the small entry fee. 

As a fellow NOVA resident, I've been eying the Winchester area since it's better priced than my immediate market (Fairfax county).

Renting the 3BR 2BA unit I'm moving out of would pay the PITA on the next property.I've been eyeing a property around town, because it appears like it has never been rehabbed and has a HUGE yard.

Hi @Greg Szymbor I been keeping my eye on a multi in Rumford.

I've been keeping an eye on several neighborhoods and can probably tell you if you're going to have a hard time finding them.

Tenants say that they will be fine by January because Wife's new job covers all their fixed expenses; they just need a few paychecks under their belt to get back to normal.I am not a sap but I know that Husband was very sick since I saw it with my own eyes. 

Basically, he advises keeping an eye on the direction of five macro indicators for your market, home sales, foreclosure filings, builder permits, interest rates, and one other that is escaping me at the moment. 

Admittedly, those apps and credit profiles need to be reviewed with a seasoned eye because not every person with a foreclosure on their record equates to a bad tenant.  

The city is currently doing a parcel survey to put eyes on every piece of property in the city (may extend to the rest of the county).