Dimensional variances are usually the easiest to get, but that doesn't mean they are easy.

@Andrae S Wiggins recommend you upgrade your BP membership to Pro to access the BP Calculators to evaluate rental purchases.Play with the numbers to figure out the purchase price that gives you your target ROI.That's the number you'll need to make an offer at, NOT what the seller is asking.Yes, you will get a lot of rejects, but whoever said investing was easy?

If you want a certain type of MF in a certain area, build a list, make some calls, you'd be surprised.

Both these 2 are not easy to do, and typically take expertise, experience and or capital.  

No deal will ever feel perfect—it’s easy to overthink, but the best way to learn is by diving in and taking that first step!

I'm surprised you can find a manager for 15%.

Dont take the easy way out and sell the house.

Sometimes occupants still live there and eviction is not easy, and I have even heard a story once that the yakuza are involved in the construction and real estate business and exorted money from buyers through occupants in these properties. 

Honestly looking at your situation I'm not sure I would recommend you do the taxes yourself,  change of accounting method (F 3115) isn't easy for someone that hadn't done them before these online software companies make things seem easier than what they are, they are good for less complex situations. 

.#1 NUMBERS GAME:  It's not easy.