I'd suggest you narrow down your criteria i.e. cap rates, neighborhoods, cost of entry, thy type of property SFR or MFR.  

Ask your lender to show you their math in the form of debts in column A, and income in column B, and then box C is nothing more than dividing debts by income.

I agree that the best opportunities (generally) pop up in "B" and "C" class neighborhoods - but reality is, there is no neighborhood where every house is automatically going to be a profitable rental property.

There is too broad of a list to narrow it down to one thing.

While pest control will hopefully be able to narrow down the source of the infestation, the most likely explanation seems that an apartment (or several apartments) around us are already infested and that we are getting the overflow.

Indiana has some great deals in "B" and "C" areas too.

Maybe hire a DJ or local band for entertainment and offer one very cool door prize.  

Experts have noted that listings that used the word "unique" sold for 30 to 50 percent less than comparable properties since it can connote that the home will have narrow appeal.

I need help narrowing it down.Thanks in advance for helping with this.

To break into the larger trades mentioned above is not realistic for a newby, however locating seller financed notes, or originating notes on low price band assets are a few options to get started in the note business.