But trust is earned and as I learn more (and remain open to pivoting to MTR and LTR), not sure in our specific case, the 30% is worth it (which is the going rate locally) and can be in the range of $30K+ per year.

Generally, homes closer to the water are more expensive.  

Class A properties will generally have high valuations and lower market Cap Rates.Class B Property:A step down from Class A, Class B properties are in the 10 to 20 year-old range, and are mostly well maintained.

The group is full of those that do that and the people range in size.

It covers internet, water, trash, cable, and exterior (roof, siding, etc.).

Primarily desert washes, but also near a creek....So I would go knock on doors and ask neighbors when it has flooded and what they think about the area......maybe call the County water board and ask then what has happened there in the past.

What price range are you looking for?  

I would negotiate a price point that is lower - maybe the 10-12% range above "market".

Wow yes I feel like I'm hearing first-hand how wrong it could go, but I have a few questions and concerns if my standards will follow suit of the unlucky investors:-For sure I would want to work with Class A or B rentals (I had a property 5 min from my home and the tenant was HORRIBLE, so a reliable renter is CRUCIAL), but not sure if my price range would find such a tenant.

Section 8 can be a PITA in some areas with things like paying rent on time if there is a water stain on the ceiling.