If I saw it in one of the towns I invest in about 45 minutes from Nash, I'd do some more analysis, ya know?

For example for the person who wants to manage each and every property themselves then buying whatever is close or let's say within a 45 minute drive or less form their primary residence and others perfer to use property managers etc.

@Zach Schnoebelen - a hour from downtown is dependent on your means on transport.  8 miles from the loop is about 45 min in rush hour on the train or by car. 

But school rating in these shoot out neighborhoods is 4-5 out of 10, not 1/10 (lowest).If it was me I will look for a better cash flow neighborhood may go in with 3.5% FHA or 10% down better deal.

Currently my partner and I have acquired 45 units (just shy of a million in total real estate) in less than 2 years and we're building solid systems and allowing the dust to settle. 

If I could get a clean 16-20%+ IRR for 4-5 hours of due diligence, then totally passive for years after that.. why would I spend my time manging tenants, repairs, or managing the property manager every month for a 15-25% IRR?

@Nick Diecidue you can always ask the seller to deliver the units vacant upon closing (that's if you haven't signed a P&S yet).What I would do is buy the property, and right away have the tenants fill out a rental application, apply that information into a 3 month lease, and deliver a notice of non-renewal 45 days in advance.

@John NguyenI am assuming your 45 day identification period has expired and hence cannot swap property B for another one. 

I am also from active duty, I got out last September and moved to Delmar, about 45 minutes from Dover.

The property I bought was a HUD property so I had a hard deadline to close in 45 days (otherwise I risked paying for each day I went over or possibly loosing the deal).