any DSLR produced in the past 8 years will be sufficient and can be had used for cheap.

The answers to those questions may affect whether it's more favorable to keep it (so you can RAISE rents regularly, and reap the benefit of future capital gains), or owner-finance it to another Buyer (thus, why not demand a sufficiently high down payment so that you can invest in ANOTHER?

The ones I stumble on are generally in neighborhoods I wouldn't walk through alone during the day, and the remaining can not cash flow sufficiently.

How I do it is through selective screening and I have been 100% successful.By instituting certain screening standards it will naturally eliminate the vast majority of non target applicants.For example young couples with children will generally have lower credit scores. 

Just a real reminder why it's CRITICAL to make sure you have proper coverage and to review your policy at least once a year to make sure it's sufficient.

Considering this, you need to make sure that you have sufficient money reserves to cover any unexpected repairs that creep up (they always do).  

@Brian GarrettGotcha, understandable We haven’t ruled out flips just yet, just trying to see what other ways may be out there, or if 20-30k would be sufficient depending on the market for a flip.

@Kristopher Toribio the other thing I forgot to mention on the FHA loans that comes up a lot is the "self sufficiency" guidelines.

@Russell Brazil yes I have won one specific performance suit.. but vastly different set of circumstances.the seller was losing the property and needed 40k to cure the tax ( property tax) default or they were going to lose it .In Oregon its the only state I personally know were property lost for non payment of property tax's escheats to the state.. no public auction no overage no right of redemption other than the county commissioners can over turn it down the road.. that all said there was no time to do a formal escrow so I did a Purchase and sale contract.. gave the seller 5k of non refundable EM and handed it to her.. 

Without the existing key, the tool is not sufficient for getting in.