Sounds like you have a good handle on the local market.

This would cover your biggest risk, which is liability lawsuit if someone is injured on the trampoline.Regarding the shed, was it installed in compliance with all local municipality statutes?

This makes cash flowing properties hard to come by imo.Several of my local investor club buddies are sitting on the sidelines, selling some inventory and building a cash hoard.Happy to help with info - as always - do your due diligence and do not blindly listen to some random poster on web sites.Good luck

Before taking the plunge, I recommend investing time in educating yourself and connecting with local investors.

Quote from @Chris Samson: Go to BUILD YOUR TEAM at the top of your screen and you can search for other MEMBERS or LOCAL MEETUPS.

I live 3-4 hours away, so I'm putting together some local resources.

(Especially when you live at your investment, it can be time and attention consuming, but it's an incredible way to learn the ins and outs of real estate investment.)3) Attending local meet-ups is a great way to make connections and learn.

Are you looking for a property manager or just someone who has some local knowledge about the area? 

Great company and local operation that does things right.Toledo is notorious for bad operators especially when it comes to contractors so the BRRR approach when investing out of state can end up in disaster.Just had a 1hr call with an investor that was going to purchase a property for cash and site unseen.A "reputable" realtor in town influenced him to buy without doing an inspection.Just by looking at the photo's, we could see a lot of problems with the property.Stay diligent and focus more on the people rather then the deals themselves.Much success 

@Jake Fleming I would start with your local REIA and network there with investors face to face, build relationships and go from there.