Formula for a good rental investment?

[Thomas Berridge]

Hello all!

I'm Interested in finding out how to size up a potential rental property? What do you look for? Aside from area, taxes, currently rented or not, possible monthly income, neighbors, condition of house, value, etc, etc. I wanted to hear what seasoned investors think. 

Been a while since I've been on, was on a very busy job all summer and have slowed down with the winter months. So I've been doing a lot more research and believe I have found a potential rental property I'd like to look at but as my first one, I want to make sure I am making the right desicion. I have also found a local real estate investors association and plan on joining within next month. Is this a good place to also network? I was hoping to find people just getting started like me and possibly meet a "mentor". Lastly, is purchasing a lower end rental property with all the right things in line a good way to break Into real estate investing? Just want to make sure I'm making the right choice and moving in the right direction. I appreciate all help and replies. Thank you