I prefer to have my rentals look great when they move in, I provide them cleaning materials on their way out to help. 

That's a luxury, but I think location for a place I could get stuck living in is important and I'll focus more on hitting the 2% rule on my second purchase. 

There is a point when you have to go all in.  I

Hello, I am a very green investor with no experience with the exception of buying my home I now live in. I

The main property I'm interested in is valued at $104,000 and has back taxes of $4000 its in a good neighborhood and looked like it had been recently moved out of.

That's odd for a triplex...What part of VA are you in? I

Sorry to hear about the struggles with tenant turnover.A few questions:Jumping In:  I know you pay a PM to handle these tasks, but what efforts have you made to get tenants interested? 

But buying the worst home in a great neighborhood and making it the best home in a great neighborhood that you actually get to live in is pretty fun I guess once you get the plumbing and electrical sorted.

Once his lease is over in July, I will be moving in. I

If you want to let me know what cities you are looking in I may be able to help find you a few good ones.