Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Look into local economic indicators, such as job growth, population trends, and migration patterns, to gauge potential demand in specific neighborhoods.Rental Demand: Investigate rental demand in the areas you're considering.

That's where they fly in, that's where the jobs are, stay as central as possible and your home will be desirable as a rental of any kind, and for resale value.

The issue I could see with this is they have a 6 mo lease and we didn't state in the lease that their primary heat/ac controls are with the mini split and it does a good job of heating upstairs but the downstairs still gets heat/ac from the other unit.

I am a full time real estate professional and my spouse as a state employee W2 paid job.

Quote from @Isaac Ballew: Go to indeed.com or monster.com and look for a job with a larger, reputable property management company.

Did they do a bad job?

Use your $40,000 to buy your way in, learn from some grey-haired guy or gal while on the job, and make a profit. 

Hey Karl, @Karl SzymanskiI can definitely understand the temptation to do something close to home, but it likely will depend on whether you are planning to manage these properties yourself (which I personally, wouldn't since you are simply just buying yourself a new job) and where the best forecasted ROI is at. 

@Jake Barrutia how do you know her job is awaiting her return?