Yes @Joshua D, but I'm only going to be spending less than 5k - house has a newer roof - most of the improvements will be sweat equity, refinishing floors - fresh paint - biggest expense will be adding a TINY washer/dryer.    

With the popcorn ceiling did you paint, put up a fresh coat or just leave it alone?

 I think a sale and purchase agreement with 3% earnest money with rights to occupy, which is also called the delayed sale and purchase or delayed purchase and sale, making sure that you see a landlord-tenant attorney to investigate your current local laws about evicting in case of default is better than an option to purchase. 

While we investigated to find out if there was really anything to be done, we found that other tenants in the building do have the right to smoke in their own apartments, and it was decided that the issue could be lived with.

We sit right on Lake Michigan, one of the largest fresh water reservoirs in the world. 

Fresh paint with soft modern colors. 

I moved to Rock Hill three months ago for a fresh start.  

They help regulate the contractors in the state, and will investigate complaints against licensed contractors.Remember to hire a licensed contractor in order protect yourself and your investment.

I have read all I can get my hands single family home investing, and just recently I have started to look at some properties in three middle-class neighborhoods around of where I Work.I have probably received 10 or 12 houses that are up for sale in this area, and by investigating a little on the average rentals, I find that the properties are no where near the 2% Rule, not even the 1% Rule.

Onsite investigation (neighbor who may know your target's whereabouts of their associates, church, social or drinking habits, etc. dan safe you some steps.