Pick your top 3 that you may be interested in.

Pick one that's always likely to be available.

So to pick up a distressed version of a house that ends up in that ARV range might be 100k - 120k. 

But think about if getting a license fits with your interests and long-term objectives.Recall that investing in real estate is a journey, and it's acceptable to begin small and pick up skills along the way.

I did that for 5 years straight while picking up an occasional extra strictly rental property. 

In Dallas you can pick up 3bd+ 2ba+ SFH in turnkey rent ready condition for $200-250k all over the metroplex. $100k will get you cash flow positive on two.

They can pick anything from the air from dust to real mold after the door is opened.

After working with a lot of lenders over the years, the most important thing for me is their level of customer service (will they provide a lender letter promptly for you when you need to write an offer quickly, call the listing agent to help you get your offer accepted, pick up their phone for you, etc.) and do they close on time?

In my Florida market I don't believe about 30% are operating properly and submitting tourism tax.As for profitability I have picked up magnificent cashflowing properties in FL over the past 3 yrs. 

Seller may reserve right to pick title company.