It turned out my ins co renter was a complete slob - mostly because she left the home to her older children and was never there herself. and then became borderline hostile toward the end.

Attend REIA meetings not only in your target investment areas but also in regions where potential out-of-state investors are based, Use LinkedIn to connect with real estate investors and groups.Engage in real estate forums like here in BiggerPockets, where many investors, both seasoned and new, gather to discuss opportunities, seek advice, and network. 

I find most of my long term tenants just use cheap runners or area rugs to cover older flooring until they leave.

On the 2nd thought we are getting into a busy season.

Try this out: underwriting standards. https://docs.google.com/document/d/1Tk9Uxt7Q0_HJV8KL7F_GBm13...Consider seasonality, off season vs. in season. etc.

When you have a year or two of experience, then you have proven success to go out on your own.My guess is your biggest challenge will be to convince older people that you are an expert and that they should use you as their expert. 

We had an inspection done and and then negotiated the price down to $197,000 from $250,000 based on the fact we would allow my husband's step dad rent a room during ski season, the faulty roof, and other issues with the property.

The home I invested in is an older home but with renovations done to it a couple of years ago. 

But you might go one step further and 1031 the sale of both of your older properties into one or more new properties.   

Though the area is land locked because of an older Farmer.