@Ben LeybovichConfess I don't get you right away Ben, but after reading again a few times I take it your comment underscores the points that buying property in a stable area that cashflows even at a lower cap rate is the way to invest - vs speculating in a higher cap rate area and hoping for appreciation.If you're inclined, would you like to spell it out a little more? 

Those agents that have listings in that zip code will most likely be more inclined to work with investors than the ones that are selling SFR's.

If so, any agent can look into the agent view on a property and see the numbers you are looking for.If this is a deal you are looking to buy directly from an owner you will have to depend on them to get you the info you need.Either way, when purchasing properties with inherited tenants make sure if you get any inclination that the tenants are undesirable that you are factoring into your offer and underwriting the cost of getting the current tenants out, the turnover cost of renovation, and the money lost from the vacancy.

Naturally, I too am more inclined to house-hack as @Aaron Lee suggests, but despite if you are able to find a relatively new duplex at your budget, it seems that you'd be putting yourself in a potentially unnecessary volatile situation. 

My initial plan was to give it to a PM and let it ride, but getting the reviews I am more inclined to self manage.

We learned a lot about what we shouldn't do.Currently my job is in clinical research and involves a lot of travel.

If it were me I might be inclined to consolidate at least a few of the SFR's into multi-family.

As a newbie I think we are inclined to hire cheap or lowball contractors with so call pictures of their previous jobs.

Keep in mind I am NOT mechanically inclined At ALL. 

And I am sure as we get more and more properties, then we will be less able and less inclined to do those things.But end of the day I think a little bit of compassion goes a long way to maximizing profits.