It’s growing steadily and has a mix of properties that fit well into a BRRRR strategy.

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.

I'd recommend the following:1) Continue to stay at home to save up more2) Buy the crappiest home in a good neighborhood, with financial help (parents?)

You must not follow your instinct and attempt to invest as little as possible into the renovations thinking "If someone is willing to live in this neighborhood there is no way they have standards". 

If you end up in Ohio and you end up in Cleveland you'll want to read The Ultimate Guide to Grading Cleveland Neighborhoods.

You may be able to find a home that fits your needs. 

If this current realtor isn't getting it done for you, I have a broker/PM that fits that description that I can connect you with if you'd like.There are also very active investor groups on Facebook if you want to try the FSBO route.

It would be pretty hard to buy $500+ per month cash flow unless you were buying in some rough neighborhoods. 

How do you know if a neighborhood is C class as an out of state investor? 

I would be happy to walk you through the platform and show you the features on the paid plan so you can see if it's a good fit for you.