Do you see any risks in this area from climate change, water, earthquakes, or flooding?

Crime, political strife, it will all be under water in 20 years due to climate change...things like that.If you do the research, coastal states rarely make the top 10.

In my area the common ones that fall into that category are garbage and sewer but in other areas they might also include things like water and electric even.

If you don't have the down payment, how do you expect to fix roof repairs, replace a furnace, and water heater, and small repairs that are needed?

Having water and sewage back up into your house is going to be a costly repair.

The basement also houses all of the mechanicals usually, so you would be sleeping with the furnace and hot water heater.

It would cost around $3,500 to safely get my head above water with the licensing expenses, and I currently do not have that much, as I have most of my money currently in either a retirement fund or going toward college.

The unfortunate truth about cheap properties is that a hot water heater and a roof still cost about the same as a proprety in a more expensive areas so your repairs/vacancy/capex is going to eat up a larger % of the gross rent than a more expensive property even though the $ might be similar.

If you're thinking about renting out when you're not around, I'd advise using a short-term rental strategy, the numbers are strong and it's a lucrative market.The attractions there range from zip-lining, white-water rafting, and wineries, there's even more to discover, which is what's driving more traffic to the area and it has truly become a great destination spot. 

The seller paid like $500, I paid nothing, and they replaced a water heater.