I'm located in GA.Could you at least tell me where to get started?

One of my rental properties is located in a low-income area, which presents unique challenges in finding suitable tenants.

I would speak with them prior to buying anything if it was me.

You might want to start investigating methods for locating off-market opportunities that appeal to you.

Refinancing  immediately prior to a sale - yes that is a cause for some seasoning. 

Only difference was the location and value of the property.

And I see you're located in Texas.

What is their incentive to pay the rent at a location they are not living in?

Is there strong demand for rentals and is it potentially possible to rent a room for 1500-2000 depending on the location (slightly cheaper than a studio from what I've been seeing which is how I priced my rooms in AZ)?

Happy to talk further on the area (we are large enough to offer options to focus on student rentals/UW Madison campus, and anything from Class C to A locations or suburban/surrounding communities) but to help you consider broad initial search, you could start by deciding how important cash flow is.