I don't ever see the house greatly appreciating although the area has some potential long-term (but that's pure speculation). 

The rest of my tenants have been a joy to deal with.

I can only speak to my case, but I house hacked my first duplex, so by the time we were looking for a second pure investment property, we had rental income on tax returns.I think that some, do the BRRR strategy using non-conventional loans for the purchase and rehab.  

Few preferences that would bring joy to me are - a place that does not have much snow, if any; a place that is green with a lot of trees, and a place that has a large job market since I do want to continue my full time career for the next few years until I know how I fare in generating cash flow, and lastly would also prefer a city that has a diverse population.

I hope you day is full of joy and happiness!

Don't take this a recommendation to do so, purely just informational. 

(I hope to do the same exact thing someday) I am sure the joy you have in doing this will be greater than the person receiving this amazing gift.

Me and you both know you have no clue what your saying and your uttering pure opinion and guessing. 

We did the o% down and used our savings to buy a pure investment once we were comfortable with the first house.

Link me to credible data besides some ABA blog claiming expenses increased to borrowers, what I read was pure political rhetoric from the break room in some bank.  .