Buy in an area you want to live and renting to the people you want to rent to.

What area are you looking to buy in?

Here's a detailed guide on how to screen applicants: Application Screening Guide 

You said you're trying to buy the house from someone who is in foreclosure (not yet foreclosed on).  

I need to update my deal profile but I moved here 2020 first buying a house hack and then slowly buying one rental a year until the last year and a half.

I have no prior investment experience but after living in Paraguay, and reading some books about real estate investments, I think I'm ready to buy my first property.

Why would an investor buy a $235,000 property that is renting for $1,400?

I am a buyer - my buy box is 200k ARV, all in $150k after repairs, rents for $2000 per month.

If you're financially stable, have an emergency fund, and have a buy [box] get into the trending C class neighborhoods and buy value.

It depends on where you want to live, income, personality, and other factors.You could buy a large home and rent out the individual rooms to cover expenses, but this comes with problems.