As this tenant was a PITA (she doesn’t live there any more as she caused a fire in the unit after trying to get me to just cancel the lease and immediately began demanding her deposit when she left.)  

And fewer buyers means more demand for rentals.https://www.pewresearch.org/fact-tank/2017/07/19/more-u-s-households-are-renting-than-at-any-point-in-50-years/

Also, not sure what the Airbnb demand is like for that area.

Where I am from,  apartments are ALWAYS in high demand. 

In a lot of other areas of Colorado Springs, that's not a bad price for a 4-plex, but you just can't demand the rents out there.

If you are in a high demand metro area, it's simply not realistic to expect to be cash flow positive if you are putting down 0-10%.

Work in areas where growth is occurring and the demand is good.Houston is probably a good place to be and try to start "in your own backyard" and on your first few deals just do what is the average of that area. 

Even if the number is 10 or greater, it may still not work because of how much capital you have to potentially pour into the homes to sell them, as well as regular items that come up in due diligence, such as test ad demand.

The demand is higher than ever and as long as the university is thriving, the surrounding areas will succeed. 

In no particular order I have listed some of the most popular markets for out of state investorsCincinnati, OhioDayton, OhioToledo, OhioYoungstown, OhioCincinnati, OhioMemphis, TennesseeBirmingham, AlabamaKansas City, MissouriSaint Louis, MissouriIndianapolis, IndianaDetroit, MichiganErie, PennsylvaniaLouisville, KentuckyMilwaukee, WisconsinJackson, MississippiEach of these markets is popular with turnkey investors because of the low barrier to entry, high rental demand & high rent to price ratio.