My entire state has a real issue with garbage OOSI who have become a detriment to the community, and I've seen too many crash and burn.

Just save up 10-20% of the price range your looking at ..find a burned out landlord thatll sell it to you on terms with a healthy down payment  .

They are most likely burned-out light bulbs.

The family burned through over 500k on his medical expenses.

I was burned a few times early in my career and I get a decent amount of business from others who have been recently burned by an agent who claimed a great deal of experience, but couldn't answer basic questions about investing once they started analyzing deals. 

Rent near downtown will burn right through $50k, finding somewhere that is both affordable and safe will really help you out in the long run.

Look him up on here @Cassidy Burns he made a video on it

@Cody L. indicated two $100K properties and I understand his rationale but I fear $100K still leaves you in a poor class area and so using similar rationale I would recommend a single financed $200K RE that is in at least C+ class (and preferably B class) area or do as @Brandon Burns suggested and partner.If you purchase a $50K RE OOS it will be in a poor area that has historically zero appreciation. 

The fire burned the entire kitchen.

@Jonathan Greene  -  These kinds of clients are what burned me out last year.