hey @Jacob Nunn - like a lot of aspects of the plan - sounds like you have been busy on soaking up all the knowledge.two thoughts from my POV for what it is worth:1 - would be careful on tying up too much cash in the distressed land aspect.  

The current owners have been in it for 16 years and took great care of it.

You do have to vet the area as much as the deal, because there are many pockets in Rochester and the wrong area can really skew your numbers on the repairs or cap ex side, because people would just not take care of your properties. 

I lead through passion, motivation, charisma, vision, understanding, collaboration, caring, selflessness, honesty, and love.

And I feel it sends a message to my tenants that if I care about the property then so should they. 

As of right now I am planning to take some time off to take care of my girls, 2 and half  and 1 year old.  

Yes, not the perfect tenant as there has been missed payments, a good amount of late payments (a week or two) but in the end they always pay and they take care of the house so I work with them too.Thanks to all for your feedback.

You should do well down there but just be careful of sneakiness.  

Care to share the details, how you found it, price, rents, etc etc?

I have run into similar situations and I always am careful to never work for someone like that again.