@Jerry Zigounakisi'd pick a market close to you, or one you have strong ties in, rather than trying to get to one via math.can you invest where you live, or 1-2 hours from where you live, or where you like to vacation, or where you went to college, or where you plan to move someday?

I own 3 SFR in Columbia MO (I live in KCMO) and was using property mgmt, but due to similar difficulties you faced, I opted to self manage and stopped using my mgmt company.

Businesses are “living” organisms with a life of their own, usually having deep meaning to their owners.  

I renovated the home while 3 of my friends lived with me and paid my mortgage.

I currently live in Michigan. 

In the unlikely event that you are the exception that proves the rule, the rare 18 year old who can actually generate a serious income by wholesaling real estate, your day to day will look like the following: - You will door knock, cold call, send mailers, and otherwise create lists of people who are in the most desperate moments of their lives. 

If not, you’ll need to resolve these liens, which could complicate the investment.Current Occupants: The family living in the property could be protected under Massachusetts’ tenant and housing laws.

@Luis Cerwin as others have stated, Nov - Jan is the worst time of year to have a vacancy.Majority of tenants live paycheck-to-paycheck, so all their income goes to Holiday spending starting with Halloween, then Thanksgiving, then xmas, then NYE.January is also historically the worst month for rent payments due to Holiday Hangover Spending.

Quote from @Isadore Nelson: I recently acquired a property with an existing tenant who has been living there for about four years.

I live in Harlem but work downtown so if I have to go to the building it is not too bad after work.