I was just thinking today there was all this excitement about VA loan assumptions there for a while when interest rates started going up. 

You'll get a feel for the age of the neighborhoods, the vitality of the commercial buildings, the ease of location, the closeness to jobs.The markets you're describing are more linear, and usually have lower capital appreciation.

Preferably looking for properties under $200k, but up to $300k.

The systems you have in place to handle leads, follow-up and your sales processes are also huge factors.Another factor is what is your monthly marketing budget?

Photos of how good the place looks, with a lot of close up and far out photos, not just of the documented issues.  

As a property manager I've built up a rolodex of reliable professionals that I provide for all my clients, however in self-managing you will have to invest some of the time in finding those professionals for yourself.

It's okay to screw up.

And start from a position of strength rather than getting into a property right before you go back to finish up school and have no income for a year.

I have newer properties that spec builders just through up and have issues with. 

Maybe go prepared with a spreadsheet of fix up costs prior to just hitting her up with that.