We advised her that her son also needed to apply and she replied that her son was not going to live with her and was out of town through the end of the year. 

I am in talks with them on doing two accessory units behind a SFH that is not owner occupied. but an investment property, so that approach is doable in certain areas of town.

Sometimes they're across town and can't show the property. 

Sorry to hear this.I would always say that "There is nothing wrong with any property as long as the price is right".Granted, some are not salvageable and the deal doesn't make sense even if the seller paid to me to take it lolOver the past 10 years I have witnessed many investors trying to do the same thing as you.Purchase from afar without buying turnkey and trying to do it themselves.This has been popular especially the last few years.Not many succeed unfortunately or they don't succeed in my eyes as they are into deals for much more than what they should be.There is a big trend going on where folks are made to "feel involved" with the purchase, rehab and property management process.The properties look great and off-course they do as rehabs cost $40,000 - $50,000.It doesn't sound like a lot of money for folks from CA and NY but for our local standards it is and IMO kills the cashflow and is unnecessary overcapitalization.Each to their own I guess.Just had a call the other week with a fellow from CA that bought a few turd properties from a local scam artist and is flying to town to try and rehab them himself.Another fella I managed to save even tho he lost his deposit of $1,000 as the seller (Another known scam artist) made him commit to the deal without allowing an inspection or even a walkthrough...If that isn't a red flag then I don't know what is 🤷‍♂️Hat's off to you for flying into to town to see the property for yourself.Wishing you much success

The price of the properties I intend to house hack in my college town located in Abilene Texas near Fort Worth ranges from 150k to 200k.

My latest and nicest building is in the bottom 2 towns in my area in terms of services and overall location.

Seems to me that it is such a small town that there isn't too much info on the internet.

We are looking to find a land in Douglas County, WA mainly in Waterville town.

@Michael Deignan I am primarily interested in the Worcester market but I'm keeping my eyes open for deals in other MA towns as well.

North Hilltop, Old North, Southern Orchards, Franklinton, Reynoldsburg, Merion Village, Old Towne East, North Linden and Hungarian Village are some areas that are good to explore.