Once you do get buy something, be sure to look at a cost segregation study for the property.  

Not sure why. 

I mean I highly doubt( but sure there will be other who say otherwise just because) you will find a very good investment property listed on MLS or other publically available service.On a side note if I did have aprroximatley 400k equity in two of my homes could I use any of that to invest in another property?

depending on how backed up the county is it can e take a few months for court date. in essex county it took my mother in law about 8 months or so for the full process. she had an attorney, not sure if that sped anything up

If it is minor, make sure it comes out of  their deposit when they leave.I'd look into hiring a property manager. 

This simple update has big implications for property owners, allowing small repairs and maintenance to be handled more quickly and affordably.

By 2030, we want to have grown a portfolio of over 100 units, created a property management company that manages an additional 100-200 units, and, finally (and most importantly), we will have established a non-profit that is focused on quality, affordable housing that specializes in providing housing and resources at/on the "services cliff" alongside financial counseling and first-time home buyer education in our target area.Our target area is the Springfield, MA and Hartford, CT areas with dreams to expand to Central Massachusetts (Worcester, MA), Southern New Hampshire (Nashua, NH), and Southern Connecticut (New Haven, CT).Would love to meet up with likeminded individuals in our area!

I can't really afford to pay two mortgages.

Frankly, I'm sure you do a good job in the space where you work.

If you're open to expanding your search, Columbus OH also has positive cash flowing deals at an affordable price point - $120k-$180k.