Longer Answer Caveat:  Out-of-state investing is horrible for the first property. 

I have had tenants unplug the fridge and leave the doors shut, which basically causes the fridge to smell horrible as the moisture allows mold to grow.I would turn off the water inside the property, but tell the landlord you are doing this.

The good news is there will be a shortage of C class, but as an owner manager, cities are really pushing for rent control....I had a horrible time raising our rents 8% in Mpls....units were purchased $300 average under market rates.

If you are going to try and light an entire dark family room with your iPhone flash, then it's going to turn out horribly.

I only know one person who used one, it was years ago, when the gas company was under a different name, and he had a horrible experience and said he'd never do it again, but that's only one very outdated reference.

I actually had this under contract before learning about the calculators and realized that my cash flow was going to be horrible!!

The situation you described is a horrible CoCR #, which sounds like you're in it for cash flow so I highly recommend setting one of your investing criteria to a certain CoCR %. 

I see posts of people saying "I have horrible credit, no money, and want to get a duplex". 

It seems 99% of the horror stories I hear from people trying to discourage the move into REI revolves around horrible tenants....don't want to prove those people right!

The cheaper older laminate is horrible and doesnt last.