The key is picking the right neighborhood—some areas appreciate well and attract great tenants, while others may have higher cash flow but come with management challenges.I work with out-of-state investors and can help you analyze deals, connect you with the right property managers, and build a solid investment strategy here.

also make sure the dumpster is picked up and he takes everything from the house-if not toss it in the dumpster when he leaves. 

Also I have not worked out the financing yet. if I just use my cash then the Cash on Cash drops to 8 or 9% and that would be below my Cash on Cash target.Generally speaking and of course just numbers I picked out of the air for reference when running numbers in my head, I am looking for Cash on Cash greater than 15%, high probability of long term occupancy, and no expected major Capex for 2.5 years after purchase and purchase time repairs which I would add into the cash on cash evaluation before pulling the trigger.So there are some more details to be worked out in my head but being it is my first one and only learning what I could from youtube videos I thought I would get some feedback.With all that said, in my head it seems like it could be a good start.Thanks again Jaycee and Gavin for your feedback.

My 2 cents: it sounds like you've got to pick a lane and stay in it, become an expert, and level up in that lane.

I don’t really have an interest in House hacking if long-term rates are $700 a month incl utilities for a bedroom. 

Utilizing a wrap he has a mortgage note as an asset to offset the mortgage he’s still responsible for on the property.  

@Trevor McCormick to piggyback off what others have said, determine if you are trying to maximize it as an investment or utilize it as a vacation home you will STR to help cover expenses, as this could dictate which type of property you are looking for. 

Property manager and assistant property manager (as your direct contact)cheap, fast, and good - typically you can only pick two

Which neighborhoods should I not touch and which ones are ripe for the picking?

@Philip Beckwith many times, but have also lost a few times.You pick your battles.