We do have a 8 month old kitten that has all her shots, fixed, microchiped, litter box trained and leash trained.

You could still qualify for FHA 3.5% down and enjoy a decent cash flow.

Also is going the condo route is better or can i get a decent multi unit/complex for 300k investment in different part of the country?

We have a condo in Santa Maria and the complex is managed by Goetz Manderley.They have done a decent job:  http://www.goetzmanderley.com/index.php?

I picked up a three-bedroom house in a decent neighborhood in St.

Based on your original posting it seems like you are taking a shot-in-the-dark because of the "free" home and lot rent.

i show properties becuase in my contract it says BUYER has access to property to show potential assignees and/or their agents." consult with attorney on this i'm not an attorney. i just invest in real estate. i would say its not convoluted if someone knows what they are tlaking about. a half way decent attorney should be able to explain it. or you can call the state deptartment that licenses real estate brokers and ask them. 

There are multiple decent looking places that are occupied listed under $160K right now.Basically this is NOT any kind of screaming off market deal you have to move fast on.  

Zirtual is a decent place for US based VA's but if you are looking for cheap but good- Go on Fiver.com CheersDerrick

I'd just go basic on the heating/air unit and have someone pick you up a decent commercial unit (something that would be installed at apts like Concord brand) at Washer Specialites near downtown or one of the supply houses in town or someone who can even sell you a used compressor for outside, and all new stuff inside etc.