My suggestion would be to get an FHA or owner occupant loan and purchase a house hack type of property.This could be a single family home where you rent out the rooms, a single family home with a seperate mother in law , or a multi unit ! 

After you pick your population center to invest in, watch the rental listing sites really closely over a period of months.

It's a site built home and not in great condition. 

I suggest you go to the county website you want to invest in.

Anyone have experience with this or suggestions. 

Please note, that my credit is currently 590Rehab budget: 120kARV: 270-300kRents: $4500/per month Some mentors have suggested I sell and use the funds to clean up my credit and find another deal.However, I believe there is a way to take this project to completion and get the property fully cashflowing.Any help on this topic is greatly appreciated!

I see that there is a lease agreement bundle on the site but not 100% if the includes the wholesale agreements and addendum templates or pdfs.

Thank you, would you mind sharing the areas you suggest?

I'll check out the upcoming meetups that you suggested and look forward to perhaps seeing you as I dive into this REI journey!  

Any suggestions appreciated!