For instance why would a realtor/seller care where the investor who purchases the property lives?

I looked up the taxes and added them up and came up with a rate of 2.821909%, so that 3% estimate is very close, I got $423.29 so just about $27 less than your $450 per month.The Lawn Care, Repairs, and Capx seem like they are in the right ballpark and same with the Electric, Water and Gas.Now regarding the loan figures -- FHA charges Two Mortgage Insurance fees on each loan; Up Front Mortgage Insurance Premium (UFMIP) and Annual Mortgage Insurance (MIP) paid monthly.At a $180,000 purchase price your Base Loan amount is $173,700 (.965 x $180,000) which you have, but your Total Loan amount, which includes the UFMIP would be $176,739.75.

My intended investing strategy is to buy properties in great school districts and rent them out to nice families who will hopefully take good care of the property and stay for a while.

Contact a local real estate attorney and they can take care of it.

I’ll take a look to see if it’s something we can take care of.  

Do you the time and funds to address the big issues or do you rather provide a seller credit and have the buyer take care of them after closing.  

Sadly there are bad appraisers out here, and appraisal management companies (AMC) that only care about fast, and cheap appraisal fees.

Also interested in sober living homes as investments, as I care about the opioid crisis and would love to make an REinvestment that suppOrts recovery.

@Marina WongI don't really care for debt deals especially on a house flip because even if I am covered with LTV in a recession I can't rent it out and cashflow.I prefer equity deals.

I've seen a lot of marketing dollars pumped in and produce no deals so be careful with your plans.