Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

I buy in the 220-260k range.

You understand some of the basic concepts, but also have some giant holes in your plan.

Here is one piece of advice When looking at areas to invest in check out this website https://www.areavibes.com/ its pretty cool it gives you a total livability score and rating for that areaBest of luck!

Book recommendations and websites are appreciated.

We are in a safe community, so tenants can choose to leave the door unlocked or hide a key under the mat.

What is the zoning?

I know many people who own real estate that are not citizens of the US.

The more cash on hand the more options.

The Property will be a good long-term investment whether you do the dig down or not!