I know you mentioned taking time to relax, do you plan to further scale or do something different outside real estate?

Educate yourself, become expert, then make decisions from a place of expertise.  

I do hope this works out better than it looks though for everyone involved Like Chris C mentioned in his post we do need all the facts.

You notify them you will be purchasing the policy for them and doing so with their security deposit money, if state law allows it. 

I mean we tracked a 2 mil population metro and were able to buy 1 to 3 a month with 6 full time folks doing nothing but the tracking and door knocking. do it yourself going to be a challenge but hey give it a try see how it works.

You can build the tool yourself but it will take time. 

So - somewhere 2 hours away, or somewhere you like to vacation in, or where all your family lives, or where you plan to move someday.Too many people are trying to do exactly what you're doing - pick a market based on a formula - and they end up buying a random 'cheap' property thousands of miles away, turn it over to people they've never met or even spoken to, and then... lose money.  

It’s also worth considering a multi-family property for your first deal since it can help with cash flow.

Then refinance at 80% and buy a few more and do it again. 

I didn't have to do anything to it.