I would make an effort to meet other like minded investors and build relationships while you're there, most investors are happy to provide an opinion on most deals and since they aren't directly benefiting from the purchase, you're more likely to get an honest opinion.

Another thing to take into account is if you're really willing to put in the effort it takes to build a business, for some odd reason people have this false belief that this is easy, then they face a little rejection or a mailer flops and they give up. 

@Alli Issa  some property is just functionally and socially obsolete... it appears that area is that way.unless there is some massive effort by the city to pump money into the area to change those characteristics then in my mind its extremely risky . work on something else.. even for free those are not deals.

I'd be curious if anybody has had success with, see it as an unrealistic position to manage only your rentals or if it's really only worth the effort if you want to start your own PM company?

Better tenants appreciate a nice home and make an effort to keep it that way.

YOU have to put in the effort. 

This may result in a smaller margin of course, but would seemingly aid my efforts to secure my first investment. 

But if your just a buy and hold a few deals a year .. not worth the effort if that's all your doing.If your fix and flipping its mandatory in my mind1. you need instanct access to MLS2. you NEED TO LIST your own deals.. many times that list fee could end up being your profit and or make a good one a great one.3. you will luck into commission deals.

@Justin Eaton Thanks for the book recommendation, I will definitely make an effort to read that one.

You do not need to put up with crap from tenants and piece of mind having a good tenant is well worth the time money and effort to replace any tenant.