The current average rent on the new buy is $925.

Assuming the area checks out, I’d rather buy in a high price area that has little to no cash flow rather than an area that has cash flow but lower price.  

@Christopher HeidrichRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Are you considering moving to the market where you buy your next property?

Don’t buy into the obfuscation.

Creative financing to buy deals is another dangerous approach.

@Luke Hamlin you can buy a second home with 10% down with a Conventional loan.

By year 5 we had around 55 people.We did hire a marketing person but frankly marketing wasn't our strong suit. 

Could help you save some serious $$ if buying and selling there and can also get you access to their MLS systems.

Buying a turn key rental, in an area you know or knew well, with a property manager you've met and trust, in an area that is large enough for you to have other options to find contractors and property managers?