Rental real estate is a "get rich slow" game. 

I would stay far away from Fayetteville if you're playing the long game

In the end I'm aiming to continue this game for the long haul, not interested in selling, only acquiring. 

Use an HML and get creative with your friends/family on the skin in the game down payment that most HML require.

I have been investing for a couple of years and now looking to up my game.  

This game is all about using leverage. 

The name of the game in the abandoned/vacant property business is to confirm everything).With these folks you almost always have to follow up consistently until they are ready to pull the trigger.

Two or so years down the line, the patch will start flapping in the wind again and the leak will start right back up.This is the sort of thing that if you don't have someone who's good and conscientious about small roofing repairs, and they are few and far between in this game, you're much better off handling it yourself, and if you can't handle it yourself, you're doomed to pay for the whole roof replacement anyway.

Regroup get some stability back and get back into the game down the road.  

. - The property manager should be able to educate you on a market (if needed) , help you form a strategy, fit right into your due diligence process, and execute on a clear takeover game plan as soon as you hold title.- Resonable pricing for the area!