However, be cautious about focusing solely on low prices.

Second, the insurance is $1.5k which seems to be low as well. 

An emergency fund needs to be liquid, and immediately available to you in addition to being low risk and protecting principle. 

But also with low debt or free and clear property that they can easily access any time in the future with a cash out refinance.

I generally list my property low for a month just to get some booking and 5 reviews. 

I want to ask ya'll seasoned investors if you were starting out today where would you start investing with all the experience and knowledge you have now?

Seasoned investors typically have contingencies in place and work to diversify their portfolios to mitigate these risks.4.

My clients who invest in Section 8 housing do so in 'not quite' transitioned communities but that have low crime rates.

Has anyone made a low offer?

While it will likely give you more confidence and answer a lot of questions, I would say that talking to a seasoned investor, or even agent that works with investors, is a way better idea than spending 8K on something that you don't know too much about, especially before your first deal is done.