It will also kill a lot of agents who were dependent on 3rd party lead providers for their business. 

Any locations that may fit my budget and provide a decent return?

Yes, it is typically normal unless there is an agreement with the accountant where you will pay him to go through all your receipts, sum up the amounts and categorize them.It is confusing from your post because it seems like originally you mentioned not having your income and expenses properly categorized but in the end you mentioned providing it to him.

The $50k cash flow by itself does not provide the full picture.If you are making $50k cash flow on a highly leveraged property, you should definitely repeat the process and hope to achieve similar results.  

I'll start setting those chats up to hear what valuable information they can provide

Always happy to provide guidance to a fellow investor!

I'd like to make tenants responsible for lawn/yard maintenance and provide a self propelled push mower.

Also looking into the possibility of providing private lending.

300 or 400 would be ok for a smaller house.You can provide You Tube TV for cable and local channels so you don't look too cheap.

I offer a two year lease option. 3 years is too long in my opinion but if you are simply looking for cash flow, 3 years is fine.Since they are providing 10% down, I don't have them put down a security deposit.