Many people in your shoes get stuck trying to decide which direction to go and never actually execute.  

Really trying to find something where I'd feel comfortable with the fiance walking the dog at night or just being by herself. 

This is my "Buy box" for this market.Single Family Homes where I can add value, so I am comfortable with any that may need minor or major cosmetic work.● Location: In and around Montgomery AL.

@Cory Lucas - since you're comfortable with your progress, what's the purpose of paying $11k for a year of it?

It allows you to ease into being a landlord, gain experience managing tenants, do repairs and property maintenance without the pressure of a tight flip timeline and while you're getting comfortable as a landlord, you can gradually build your real estate team.

Make sure you are only doing something you feel comfortable doing.  

Most investors are probably small and looking for similar deals one after another because it fits their buy box and comfort zone.

I feel much more comfortable going forward with this.One more quick question, I ended up getting a HELOC on this property so I had to put it back into my own name. 

If you can demonstrate a track record of executing on the business plan you set forth, the banks will continue to lend you money and as they become more comfortable with you, your loan originations will out pace your balance sheet.

A seller will likely feel comfortable at a 20%, depending on the sales price.