I am open to Independence and other areas as long as they are safe.

   :)   To be very safe (and ethical) run the tenant / buyer through a mortgage broker before you let them lease and pay the option fee. 

Use the BP calculators build up the income so you and your daughter can live off of it and hopefully as you scale you will progessively have enough cash to purchase a rental a year.It isn't as sexy but for me and my family safe is sexy. 

My unit had lead all over it but we went through the process and now have a lead compliance cert (basically means that there's lead in the property but it's all encapsulated and safe).

Lbp if not peeling or flaking is usually deemed safe...but windows create friction so maybe not in your case/state.

Take Victoria B.C... lots of opportunities to Buy and Hold turn key properties that safely Cash Flow over $1000 each month.  

But in a reverse you already know the replacement property so you can safely name it on the 45 day list for property one and then wait until property 2 sells.If you want to find an existing SFH that needs improvements those improvements can be made from exchange proceeds while we hold title to the parked property.  

Making sure your prop is safe is first and foremost.

Also make sure the rents are accurate, I always try to go a little below market rent to be on safe side to make sure I still cash flow in a worst case scenario.

It will kind of open your mind to all the ways a company can be structured, and all the fail safes a contract needs.