They produce great trainings and I've made some good connections their too!

Patience is the key to make sure you find the right property that produces the return you are wanting to achieve.

To put the numbers into perspective the first property calculated NOI based on a 40% expense ratio (somewhat low) would produce a annual NOI of $3720.If you assign a 10% return to the equity that still leaves a return on the property itself of about $1350/year.

So I went after the area that would produce safe results but still results that would beat my other investment options (stock market). 

Personally, We DO NOT and WILL NOT pay the seller for income that you are going to have to produce - in other words, paying pro forma for the property, as many sellers expect.    

I suggest you review recorded documents such as acquisition deed, old mortgages, liens and notices, etc.I use skip tracing software and licensed PI's to find owners and heirs when social media does not produce useful contact info first.

I'm not dead set on seconds only, just looking for something to get started with that will produce a positive cash flow with a lower entry cost.

Before you put 5 offers in though, think about the ways that a rental property produces income.  

I am a freshly retired school teacher ready to bring better homes to our communities and produce more than a teacher's salary.

My goal is to obtain at least 1 rental property per year along with flipping 2 properties in order to produce cash flow.