The operating expenses above though look awfully low for the year, almost as if vacancy, maint and Capex savings aren't accounted for.Can anyone help set me straight... or is this actually a bad property (at its current list price)?

So you can inspect it without feeling bad and they will very likely understand it

I'm actually out of state but may be moving to Atlanta to launch my investing career.

We just assume the septic is bad and add 35K extra into our rehab estimate (though the last septic we put in cost 50K--complicated pump up system with mounded leech field due to high water table on site--so the difference came out of our pocket).

If that is their career or job, their attitude changes drastically.Is this what competitive nature is? 

How to recognize the good ones from the bad ones?

Even if they know you do not have a ton of experience, when someone sees a passion toward their career, they tend to gravitate and want to work with you. 

If you want to get your RE license and skip straight to a full time career, apartments may make more sense. 

It's not a bad commute, maybe about 50 mins. 

My boyfriend and I currently own a rental property in Pittsburgh and we are planning to move to CA next summer for career opportunities.