I see a lot of low-income renters applying for apartments in that price range and they often have bad scores due to medical bills, loss of employment, and other drama that takes place when someone lives paycheck-to-paycheck.More important to me is how well they paid their last Landlord, their car debt, or their utilities.Don't forget: if you reject someone or change the rental requirements (e.g. increased deposit) because of a credit score, you have to provide them with an Adverse Action Letter.

I'm cash flowing $450 and $600 monthly, but was thinking about being risk adverse.

Most investors that I see get in trouble overpay for the properties and then have a 100% mortgage that just doesn't allow them to deal with any adversity.

If you are risk adverse real estate, (especially out of state) is not for you.

Also, I am a lawyer and am naturally risk adverse.

Hagerstown doesn't seem as desirable anymore for those who are risk adverse which I am!

In a quiet title action he would be making the claim that he has the right to the property via the now deceased former owner's gift to him and/or via the law of Adverse Possession as suggested by @Christopher Phillips. 

And speaking frankly, if you can't push through the adversity you're facing at school, what gives you confidence you can push through the adversity you will face in your real estate career?

I think what most people telling you to go back to school are making the point that you are going to deal with adversity that is much tougher in real estate than in college so if you quit halfway through with that....whats going to keep you from quitting real estate when the going gets tough there???

In this case, however, you still won't be able to get an appraisal because you still aren't 'legally' able to access the property during the escrow...further, the prior homeowner or tenant may still be occupying the property and in this case they can be very adverse, require legal eviction, etc.