get a foreclosure, if you doing the work yourself, you'll have an upper hand on the competition cause your margins will be higher.  

There's quite a few cash-flowing buildings in the southern parts of SF/Upper Peninsula under $1.5m. 

I'm looking at a fixer-upper sitting on 21 acres in a hot area just outside of my city.

You can buy fixer uppers and have real equity once repairs are complete.

It's a "fixer upper", so price it as such and sell for what you can get if you're unwilling to repair it yourself.

According to him we may have a leg up because the decision was based on them being "model tenants", and that no longer applies.

@Aaron Klatt I think he was telling me that he would not do it as a fix-upper ( flIP afTER rehab)He was not thinking of wholesaling it, if I was not mistaken.

I just was hoping for something more in the mid to upper 4s range given that I got 4.35% on my last rental property.

You said that you are stationed out of town I can also do some leg work here if needed as well. 

I need to be very specific in the search phrase so that I don't get charged an arm and  a leg for people searching for managers in New York, or someone looking for management software.