Also the 1% rule is about as good as the rule thumb and not based on current conditions or current data. 

It checks all my boxes for potential.

He was happy he was getting a good steady rent check and know his property was well taken care of, and I was happy I was able to Airbnb with less expenses than had we owned the place. 

If you want to talk to a good agent out in that area I would reach out to Jen Day @Jen DayI would also check facebook marketplace in case someone is looking to sell and just throwing it up to see if they get any traction. 

Double check any cap ex you might have coming in the next year or more there so you can plan to set that aside (boilers, roofs, etc).

I opened a business checking account with Regions.

That's how I started, with a company called Flip More Deals (currently called the Growth Collective) they were very hands on and helped me through the entire process and connected me with a lender and gap funder, very hands on you should check them out.

Check out this bigger pockets link below for that question. https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide

Need to be sure you include the "unknown budget" and never take the optimistic approach as it is better to have money left at the end than writing more and more checks that were unplanned for.Again, if you can walk through an actual property and compare notes with someone that does it in your area (key factor), you will be way ahead of what a generic book can give you.

You can always get MLS data many places.You be the investor, let the realtors do their jobs.