I am having trouble and need advice.

One fails, slows down, or is not producing as much...

With your experience both as an investor and top-producing agent in Richmond, you sound like a fantastic resource for anyone looking in that market.

Curious to here if anyone has recent experiences to share, as I've heard they may be in financial trouble.  

That entire "story " will get you into trouble. 

first time home buyer i have 10-20% to put down need to explore my options and produce cash flow looking for guidance and someone that can help me run the #s,  please drop your leads and contact info. i just got a lump sum and im looking to grow this

If you have assumed, or taken Subject To or wrapped on the buy side and then sell on a Wrap, you run the risk of the note being called Due and getting into serious trouble. 

The cash flow produces a poor return and historically the appreciation is poor

I understand the relative inputs to figure out a return properly, but generally speaking, rental real estate investments should produce 10-20% for knowledgeable investors to make an offer. 

Everything to trouble shooting HVAC drains, to swapping out toilets.