I've walked properties here with A+ location, where the current management company left broken chairs outside, the floors were sticky with beer, missing fire extinguishers.

Quote from @Jared Rice: It has come to my attention that there are two distinct routes to travel when seeking an agent in a small town. - Pick the agent who lives in the town and can generally help you with trends and market information-Or- -Pick an Agent from the local big city (In my case Fort Wayne) which has the advantage of having done more deals and knows more pitfalls of the deal process and what to look for to make it an even better deal.Which is better and why?

Based on your question and responses you could get yourself into expensive and/or sticky situations. 

She's sending me pics of a dirty outlet, sticky stuff in a cabinet, games that weren't put away, etc.

Another thing I'm going to start doing is leaving sticky notes on expired listings saying I'm wanting to buy there house call us and hope that that gets at least ONE deal. 

Great property @Evan Rice !

Here are some quotes from a recent Austin Business Journal article:Peter Rodriguez, dean of Rice University's Jones Graduate School of Business, said, “As long as there is not a major economic disruption (nationwide), Austin is going to be at the head of the pack.

Something like a live in flip or rent by the room house hack on a single family home in a neighborhood like Montrose, Museum district, or Rice Village.  

California is a tenant-friendly state, not landlord so it can get sticky with a difficult tenant.

We tend to be very hands on landlords (we own a construction company) but we already have a few other investment properties in mind so I can see it getting very sticky, very quickly!