I could continue to belabor this point, but I think you get it....Your best step forward is to read on the boards here, find a good mentor, real estate agent, good money lender (Bank, Mortgage Broker, someone you have done work for).

Continue reading and watching videos.

Learn from your mistakes, continuously invest in your education, and just don't quit until you get it right. 

Do I continue waiting for a perfect deal in one of the towns listed or do I take a deal with a little grittier a place?

If it's not a slam dunk cash flow play then run away as fast as you can.

If you're in the short game trying to capitalize on market fluctuations or appreciation, the risk is that you might buy at the top of the market and get stuck overpaying with few exit options.if you're playing the (really) long game, then it matters much less.

., or conventional stocks, bonds and mutual funds.The advantage of real estate is that it is not purely an appreciation play as so many equities investments are.  

Maybe there's an appreciation play (I don't know this market), but remember, that's speculation, not investing.

So here I am, continuing my education and improving myself to continue living the good life!

Also monthly income comes into play, if you don't need the money because you earn 8-10k/mo OR if your current time for your work is flexible why rentals?