The house is located in a low density zoning area (LDZ) and has a gigantic yard, .8 acres.

Given all of these obstacles, I do not understand why people suggest that out of state investing is an easy task at all. 90% of investors fail at investing in their own back yard, so investing a couple states away should not be looked as an easy undertaking. 

Townhomes aren't a bad idea because usually they are in good shape and would fit your price range and sometimes have nice yards and good parking.

I’m factoring an estimated 200 a month bill for trash (3-4 yard dumpster) or something because I forgot to mention I’m hoping to find a duplex out in the woods ish.

You can fit about 600sft in 2 40 yard dumpsters.

I do not, however, pay for yard treatment (tick/ mosquito treatments).

Look for things that will make it undesirable to future tenants like busy roads, no yard, no parking, quirky layouts, etc. 

.- Appliances: stove and oven, refrigerator- Chimney- Large front porch shared with 1st floor residents- Separate front door entrance, basement access is through a staircase at the rear of the house next to kitchen- Street parking (we have a tight, shared driveway and can't accommodate off street parking)Important note: The first two tenants moving in will be relatives of me and my husband (a nephew and a cousin), but the rest of the workers moving in, in the future I likely won't know.I have a small back yard where my husband and like to make fires and hang out when the weather is nice.

The yard has a different fence type on left side, different on right side and different type in the back side. 

But also in moving here I lost 350 square feet, a basement, a carport and a sizeable back yard.