3) What neighborhoods would you recommend in this price range if I'm targeting high quality tenants?

I'm a central VA native and would love to speak with you if you have time. 

You should ask to speak to the commercial lender at the bank that carries your property's current mortgage.

The tenant can lose their housing voucher so inform them that you are speaking with the Housing Authoring because they have violated the lease agreement by blasting music all night.

Dominic, I've found that participating on BiggerPockets forums, appearing on podcasts, and speaking at conferences have built trust with first-time passive investors when those forum posts, podcast discussions, and conference presentations show my experience, track record, and market knowledge to those reading, listening, or attending.This doesn't mean "selling from the stage", but instead, sharing actionable, useful information that I've gleaned from my many years of experience and from my own research. 

Ask to speak with some of their current owners and current/former tenants.

I want to try and offset as much cost as possible without compromising quality so I’m looking for a GC mentor who could help me eat, breathe, sleep and wake GC lol.

Prices are far lower there “relatively” speaking due to low demand.  

Buy a quality property, stay away from the hood, rehab it as if you would move in, take your time picking a tenant, you'll be find.

@Ming HuangRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?