You must exclude the land value, typically allocated based on property tax assessments or an appraisal, as land is non-depreciable.

That aside, If it were me I'd get a professional estimate of what repairs would cost, and make the decision to keep or sell based on that. 

Do you provide move in and move out reports How many pictures do you take of the property prior to tenant moves in and after the tenant moves outDo you get weekly reports when the property is vacant what prospective tenants are saying about your homeDo you provide monthly newsletters to your tenantsDo you hold investor education classes to help me become a better investorDo you have single point portfolio based management services?

If you are trying to come up with a way to finagle the occupancy requirements while using an amazing loan (that you earned based on your service) like a VA, I would say you are starting off on the wrong foot.

Based on this some elements of my REI strategy are going to need to be adapted!

Based off videos and research i have done lots of experienced people say the homes should be under $10k.

Now IF you have all those bases covered, my tips are: Take GREAT pictures and for the love of all that is holly please no close ups, wide angel pics.

Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money.

After 20 years in the investing game, plus working as an investor-friendly agent, I’ve learned that hesitation can feel like a big hurdle but often ends up being the push you need once you break through it.I’m personally based in San Diego, California, and licensed here, but I’ve also looked into projects across the country with folks who sought better cash flow.

You can get something that's turnkey or new construction at this price point, and most importantly, there's a strong tenant base ready to rent out these homes.