If your student loans are only 3-5% interest, that's pretty good so I think it's okay to pay those off over time.It sounds like you're making good income with your current employer and there is room to grow, so I'd plan to stay with that job until you can pay your high interest loans off and save enough for a down payment for your first property.

Low crime, steady employment opportunities in the surrounding areas as well as Appleton. 

It's understandable that you're seeking to invest in real estate to secure your financial future.Background and Financial Situation:Given your circumstances of having $150k in cash from an inheritance, a credit score of 756, and a year of work history, you're in a relatively strong position to begin your real estate investment journey.Strategies Considerations:Out-of-State Investing:Investing in areas with lower property values and employing the BRRRR strategy can be a viable approach.

However, your rental income depends on your tenants remaining employed at similar wages.

I believe the better question to ask would be: Based on my skills, employment, time availability and resources which are ______, what is the best city and strategy for me?

When your self employed like we are I dont think a lot of folks realize how vulnerable our lives can be in a financial melt down like the GFC.

My employer never had such a requirement.  

You'll need good contact info for them to be able to collect, and ideally the new address for the tenant however which if you don't have can probably be found easily with some online sleuthing/ contacting their employer, skip tracing software, etc. 

The guaranteed rent is great, but don’t let that lull you into taking any tenant with a voucher—look at their rental history, employment, credit, etc.

You could also ask the employer if they can spread out the bonus over multiple years.