Co-living will be necessary due to housing cost. 

You may be able to see if a retailer still sells the 2024 version.If you can't get the one time purchase, you would need to see if the cost is beneficial.For real estate -  Quickbooks desktop > Quickbooks online because you can set up multiple entities within quickbooks desktop and not pay an additional cost per entity that Quickbooks online would charge you.Best of luck! 

It was a simple labor con.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Take their ARVs and cost of rehab with a grain of salt.

You should only be liable for tax on any appreciation since you inherited the rental (minus the cost of your improvements). 

$10K savings to you or higher cost to you? 

The short version is that you want a strong and diverse job market, low unemployment rates, a growing population, low vacancy rates and new development, affordability/cost of living, real estate laws and court system, good schools, and low crime.Check out the videos from Dave Meyers with BiggerPockets.

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

As someone else mentioned, insurance here is generally less costly than in Florida and other beach markets.