Perhaps probate leads would be a good fit for you.

There is no lack of understanding, not on residents part that is, they know exactly what it is and how it's NOT a fit for the community. 

There's a lot of areas that most investors buy in that fit those parameters. 

Think about the policies and communications around the classic boy/girl friend and unauthorized person lease terms and procedures (from on-boarding through screening and lease signing).....But if it is really too stressful, look at your scale (is duplex or ten-plex right for you and your work/life balance), your market (the neighborhood --working class or upper class), your team (like a good eviction lawyer or contractor) and see if it is a good fit...

I would recommend taking a 'sniper approach' and marketing to owners that fit your exact criteria.

However not many deals fit the 70% rule, at least the ones I’m finding.

Pick an investment plan that fits what you like and what you have, like rent and hold, fix and flip, selling contracts, or living in one part while renting the rest.

If the market cycle changes; if your area of interest isn’t right; if you don’t have sufficient capital or credit; and if your not a “fit” for the work necessary to close the transaction, then you might have thrown $15,000 or $40,000 or MORE down the drain.  

I would add, make sure you have good landlord resources as you enter into the landlord domain-lease agreement fitting your situation-resources for your tenant application process -needed landlord forms and notices-education resources-management tools (e.g. software to keep all records, pictures, payment history, etc.)Best wishes.

There is a way to check if one or the other fits your style and goals and has content that is actually solid information.