Three steps to any worthy goal ;Definiteness of  purpose White hot desire / obsession Persistent action  

What I was thinking is come in with a $10,000 offer for the property and use a hard money lender or find a partner/investor for rehab cost and go 80/20 or whatever split is desired to make the deal happen so I can get the experience needed to do more  of these in the future.

If after all that, you need at near/at/above your cash flow desire, then great.COCR is easily adjustable depending on what you end up putting in.

Yes to everything you said BUT remember "deals are not found they are made".There's no way to achieve financial freedom with the numbers you gave (unless you save up another 65k and repeat until you reach your desired monthly income) which is were other more creative approaches come into play. 

@Nica Ferrante yeah, NO sexual offenders of any kind...I don’t bring that upon the neighborhood because I want a safe profitable investment

I have no desire for my client to feel "trapped" working with me, any can walk at any time, if I'm not adding the value for them, I don't deserve a commission. 

For this reason, I have never had the desire to buy an investment property out of state. 

There is multi family dwellings in other areas of Richmond, but there is less supply, less desirable to live in as a primary occupant, and rents are lower.  

He has no desire for the business side of work.

This would be much easier if I had any sort of desire to live in the suburbs, as city prices are extremely high.Any advice on people that know the market well?