However, that one is in a rough part of town that I have been advised to stay away from.

I’d be curious to know what part of town those properties are in.

What town are you in?

Since I have been using Padsplit for my first 3 investment properties I don't have the skills built yet for marketing or rent collection. 

We built a duplex at 219 Avenida de la Grulla in San Clemente, on a 4000 sq. ft. lot.

I also use the CRMs built in email to send out 8-10k emails spaced out through a couple of days.

I've done this so many times it is crazy, so speak with experience.Also in small towns trades can be tricky. 

We built two homes side by side on infill lots with a lot value of $20k each and hard construction costs of $196k (builder’s fee not included).

Do you have a team built in any other markets?

It may be helpful:I can give you some general info on insuring the property:Here are some things to look for from an Insurance prospective:1.Any in-ground tanks (active or inactive)2.Any Knob & Tube or Aluminum Wiring3.If built before 1978, does the building have Lead Safe certifications4.Any wood stoves or secondary heating units.