You can find deals in the high $900,000s that need some work so if you’re up for some sweat equity that could also be an option.

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

keep you all posted What made you interested in investing in this type of deal?

You say these deals are "within my budget".

If when they move out there is cat piss or vape smell, deal with it then. 

So it's really a bad deal for $50 or $100 extra you are risking to loose thousands.Similar with renewals, while we do stick to annual increases, we keep existing leases a little below fair market.

Would prefer to do something closer to home so I can avoid having to get on a plane to monitor the deal. 

Read the books "Deals on Wheels" & "Making $$ with Mobile Homes" by Lonnie Scruggs.

Don’t want all of my insurance policies to go up or deal with the hassle due to this neighbors negligence.Worth hiring a lawyer to send a demand letter?

And should I follow the 1% rule to see if homes are even worth it( only because house prices are very high)Hey Nicholas, I would say the 1% is great, but at the same time, you also want to find a decent deal in a good area.