Sometimes the best investment is found in a 'transitioning' market that is just outside the 'great' market and is in play to be the next great one. 

Expect any step needs to play well w/1031.

Not the cash flow play a lot of people expect. 

It seemed like a long-term play with less price or industry volatility.

Use next 4-6 months to learn by listening, reading and watching how the real estate investment game works.

On most any day you could find people walking dogs, or children playing in the area.

Suggest you get your game plan in place first then go forward once you have the goal in sight.

I wouldn't be opposed to having a little skin in the game (closing costs, inspections, etc) I would be living there paying market rent and doing the improvements myself.

Once that's covered, you can go all-in on those fabulous renovations.Effective marketing plays a pivotal role in attracting tenants and increasing property appeal.

And that is really saying something because I invested a tremendous amount of myself and time into my small business and learning to play guitar and my personal recovery and growth as a person.