I would definitely suggest connecting with an investor friendly agent in the area, maybe @Dean Harris, and they will be able to point you in the right direction in regards to financing.

I have 3 pocket listings a broker friend sent to me that are things I can't pass on.

Some of my best friends in this business have been credit cards. 

My real estate friend said he remembers there being a law in AZ that states HOAs must have a termite bond on all shared/common areas.

The VA also has a one-time close construction loan SF only, this is a beautiful tool if you find a lot that needs a house, the builder takes all the risk and you just sign papers and get a key- if done correctly it would be a home run- I see on Zillow today a three lot sub for $183K in Chula Vista if you have other VA friends you might get a great deal from a builder.

NJ is a VERY tenant friendly state, so be careful if you do go at it alone. 

I have a couple friends in your position right now.

My best friend from HS has been working diligently for a long time and has managed to accumulate about 100k in cash savings.

@Austin Fruechting One of my friends who is a great golfer first taught me that everything is meaningless unless you set a target for yourself.

One unit is vacant and the other with a long term tenant of 10 years was renting for $525 a month.Before rehabbing my property it was renting for $1500 a month and a well respected investment friendly realtor thought I could sell for around 160-165 before any updates.