Look at cash flow, taxes and recession resistant job growth.

If you own in B/C neighborhoods, no amount of vetting would get you tenants who can resist free rent. 

Do the RE data services provide those from like a core logic, does everyone have to skip trace or get creative in other ways.I just wonder if there is a path of least resistance/one single source for a quick list of units that includes contact information to drill down on?

It is best, in my humble opinion (and my opinion only) for a first time investor, first time out of state investor to pick the path of least resistance. 

If your house can resist a 1/2" slide it makes for different formula.

If the weather is cold enough then there's always resistance heat and kerosene heaters. 

(couldn't resist)

Aside from cleaning the bathroom first and getting mold resistant paint, is there anything else you all would recommend doing?

Path of least resistance may be to think of purchasing together, with just her on the mortgage.

Yet, when calling me, a cash buyer and full time investor, the seller wants to get 100% of retail, does not want to pay a realtor commissions, wants a fast unconditional close, and does not want to give a discount to the buyer to account for market conditions, higher vacancy and poorer rent prospects.This attitude of supposedly motivated people to resist selling a property at a distressed pricing level is not unique, in fact I encounter it regularly (every call I have had in recent weeks).