We make money by pooling managers and maintenance so your 1% would get eaten up pretty quickly in excess employee waste, it's tough to hire a 28 hour a week manager.  

If you have a no pets policy you are automatically eliminating 30% to 40% of your potential tenant pool.

Sounds like you are looking for a better tenant pool and are willing to pay more.

The building were an auto repair garage, a pool hall, and a remodeling business.

I also try to talk with investors, developers, and agents from my area to sponge up whatever useful info i can.What I am currently trying to accomplish is trying to find the right market for me, i have been searching in my backyard as well as across the country.

Curious as to why you want to invest out of state first as opposed to figuring things out in your backyard. 

The following are some property selection guidelines.Older properties require more maintenance than newer properties.Composition roofs require more maintenance than tile roofs.Properties in climates with hard freezes require more maintenance than properties in mild climates.Properties in locations with a lot of moisture require more maintenance than properties in dryer climates.Wood siding requires more maintenance than aluminum or stucco siding.Properties with lush vegetation require more maintenance than properties with little or no vegetation.Locations with high levels of termite activity will require more maintenance than areas with little or no termite activity.The tenant pool has a significant impact on your ongoing maintenance cost.

And lastly, you show pictures of the back yard and mention it's available for their use, but you don't have any photos of patio furniture, a BBQ or anything else.

Returns are better there than in my back yard, the Triangle.

Let's assume money wasn't an issue, maybe you won a lawsuit, or discovered gold in your backyard that ancient Egyptians dumped there 2,000 years ago so the vikings that were chasing them wouldn't steal it, who knows.With a portion of this money, you wanted to start doing BRRR to build your real estate empire over time (maybe it'll take you a year or maybe 10).