After talking to a few local real estate investors that I aspire to work with in the near future and considering your response as well I am leaning more towards minimizing some of my student loans but not all of them.

Don’t believe lawncare was factored in but appears minimal. 

Good morning Aubrey I'm Eddie Reid a nationwide commercial mtg broker , you definitely want to use the kiss principal, in acquiring your next property, get a loan that will minimize your out of pocket outlay which would be  80 percent financing ,this allows you to minimize your out of pocket costs, which will allow you to have working capital for your next project , you also want to look at rates and terms of the MTG, objective is to get the best rate you can find and as it pertains to terms a 30 year MTG will give you a fixed rate ,where as if you go with a 5,7,or 10 year your rate would be lower , but rates could increase over the long term

At that price point you could invest in a small number of appreciation markets which would be the only reason to be okay with minimal to no cashflow.

Don’t minimize that!!!

My hope is that this will help minimize smells for the next tenant.There is also a hideous incomplete popcorn ceiling in the living room that i don’t believe was rented to her this way it’s just so terrible looking i can’t even imagine.  

Super quick turnaround on rentals with minimal vacancy, because we manage so many rentals. 

I was looking at the 425-450k one that were renovated but I find the cash flow is minimal using conservative numbers (using 20% down payment numbers).  

@Kyohei YoshidaGene Trowbridge has a 1 or 2 day seminar (believe he's still doing it).I would also recommend picking up his book, "It's a Whole New Business" As many others have said, you need the up front costs to get it going; earnest money, security filing and PPM packet creation, and other minimal start up costs.

Minimal effort: have the leasing agent do everything.Maximum effort: you coordinate all the rental listings, open houses, background checks and leases but hire the agent for 'showings' only.Maintenance:  Having a local contact is key, and sounds like you already have an option!