Quality over quantity is a ridiculously underrated point on here, despite some of us stating this ad nauseum. 

I’m open to exploring those locations since they aren’t too far of a drive.I’m leaning towards a SF property because I have $10,000 to put down, want to stay within my budget, and being new to this, I’d like to start small.

Often I can smell scents from the lower unit that aren't pleasant (cooking, smoking, etc).

it looks like you have found out - correctly - that the vast, vast majority of properties for sale aren't good deals from an investment perspective. 

Rates aren't high, the great moderation was poor fiscal policy.

Even if someone in these forums were to teach you a creative financing strategy that required zero out of pocket cash and the seller was willing to accept those deal terms, you still aren’t qualified to own real estate with your current balance sheet.

It also includes managing your existing investment well to ensure you aren't bleeding money due to bad tenants, excess maintenance, etc. 

If you aren't a contractor or aren't getting rock-bottom pricing, what is the point?

If you aren't standing out in the first 30 seconds with eye-catching design, you're leaving money on the table and missing occupancy that could be yours.If you're interested in brainstorming the creative end, this is our bread and butter!

If that is a problem for you, you should just sell or self manage because you aren't going to find a similar level of service for a lower price.