I'm a 28 year old single father who like most of us, followed the route we were told, earned my degree (Mass Comm) and left with a piece of paper and $35k in student loans.

These properties command a premium in price when purchasing (think double) and offer much more liability.Orlando is a great area for vacation rentals, but I can't really comment on standard SFR rentals in either area as my primary focus was on a primary residence, not rental.  

The only caveat I would add to this is that some markets command higher lower CAP rates, even on mismanaged and partially vacant properties, due to the crazy appreciation and "potential" future rents.

I've seen south carolina work recently as well, but literally across the border in Fort Mill where the rent commands so much that it makes up for the nearly double SC taxes as a rental. 

I don't like wasting it.I don't get paid unless you buy, so if I put in hours of work with you and you buy with someone else representing you as your agent, it was a complete and total waste of time.I see that you're in the military... imagine if you got deployed, fought a couple battles, and then your commanding officer said "Sorry, we've decided to go with another soldier... no paycheck for you."

Now that the neighborhood commands a higher rent and attracts good tenants, having SS dishwasher, fridge, stove, micro helps set my house apart and I feel is worth the additional cost.  

That gives you the opportunity to do three things: - if the tenant has an old lease which is not fair market rent, now you can adjust- an upgraded unit will command even more rent- an upgraded unit will also attract a better tenant (like dating, if he is a 4 and she is a 10...)- the new tenant will interview with YOU and know YOU as the owner, YOU have senioritySometimes tenants will just tell you they have plans for moving and they never do, so I am not so sure how serious you have to take it.

I do seller financed deals very regularly, BUT I know what I am doing, I have complete command of every facet of everything.

Good ones can command a higher price.

going to the laundrymat where they could command multiple washers and dryers to get done faster.