Then it didn’t pass the city inspection because of landscaping debris and tree branches that fell in my yard, so I put in $5k more.After 6 months of vacancy, a new tenant moved in and immediately began complaining about everything.

If you want to turn the property in one year, you are going to experience very high vacancy and much higher unit turn costs.  

That doesn't include taxes, insurance, property management, vacancies, and other expenses.

It's also important to account for factors like maintenance, vacancies, and unexpected costs to ensure your investment remains cash flow positive.

Evaluate Local Vacancy Rates & Rental DemandSince Gallatin County is a growing market, it’s essential to ensure there's strong rental demand and low vacancy rates.

Remember that you have to follow the 1031 Exchange Rules.Is that $500/month after putting money aside for vacancy, repairs, etc.?

For properties being placed into service for the first time, 75% for the gross rent (based on the appraisal/1007) is used. 25% is assumed as expenses/vacancy. 

Meaning, no DSCR PITI wash underwrites - it will be based on income plus applied vacancy factors.

So far I haven't heard the Helen peeps express lower vacancy. 

Here's some guidance on buying your first investment property in Southern California or Columbus, Ohio:Down payment:For investment properties, lenders typically require 15-30% down payment on your first investment15% down is possible with excellent credit (700+ score)20-25% down is more common, especially for multi-unit propertiesSection 8 considerations:Pros:Guaranteed portion of rent from governmentPotential for longer-term tenantsMay be easier to fill vacancies in some areasCons:More paperwork and inspections requiredRent amounts set by local housing authorityPotential property damage concernsOther tips:Research local markets carefully - price trends, rental rates, etc.Factor in all costs - taxes, insurance, maintenance, vacanciesConsider starting with a single-family home or small multi-unitBuild a team - real estate agent, property manager, contractorsHave cash reserves beyond just the down paymentUnderstand landlord-tenant laws in your chosen locationI'd recommend talking to local real estate agents in both areas to get more specific market insights.