I'm just ready to get the ball rolling and figure what better place to start than BP.

If you bank at a retail bank it's likely that you could pull a cashier's check to provide  certified funds.As to the wisdom of using other people's money (that you are solely responsible for) you'd better be comfortable with repayment even if things don't work out as planned.

Would a fix and flip be the best way to go or is it better to invest in rental income properties.

Wholesaling isn't as easy as these books and gurus make it out to be.My opinion: You're better off becoming an agent and making commissions that way. 

The example in my OP actually gives me slightly better cash flow than the house in the good area. 

My assumption was it was the landlord, which I am not a PM and typically am one to complain about them, but as you mention russell, this was something that appears could have been avoided if better DD was done.

It's incomparably better.  

That would seem like a better option, assuming you have the cash for the down payment.

What's going to happen that's going to make next week, next year, 5 years from now better? 

At the time there were no forums or internet groups to help and I did not know better.