Welcome to the arena. 

I have enough for 25% down on a smaller investment property in another town 1-2 hours away from me.

Directed marketing to pre-foreclosures, a website with seo, networking, driving for $$, go to some local meetings.

I am afraid we will fall for a property with a false sense of a good deal.Are there any suggestions to help me run an analysis that would better account for the larger down payment and allow me to better analyze potential properties in the future.

People who did it wrong and weren't able to execute.

What should I keep an eye out for?

What is the best overall water metering company you have found when it comes to ease of installation, reliability, and the cost of the equipment and monitoring?

A tenant doesn't qualify for a S8 voucher by making good financial and life decisions, so what quality of people do you think the system is dealing with?

Put the work in to get it cleared then sold it to investor who bought property to hold it.

What I am trying to say is be very very careful in the city and speak to attorneys ahead of time in regards to the process, cost and how long it will take.