I follow a strategy very similar to @Ken Jernigan. 

There are many states, however, where you would have to follow eviction procedures as if they were tenants because she's living there,  even without your permission.      

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I know that there are tons of agents who don't follow up with leads or have price points they just don't go under.  

I have been a follower of Grant Cardone for many years, and have now gotten addicted to the “Bigger Pockets” podcast!

The following expenses must be paid at or prior to closing:   (1) Expenses payable by Seller (Seller's Expenses):      (a) Releases of existing liens, including prepayment penalties and recording fees; release of Seller’s loan liability; tax statements or certificates; preparation of deed; one-half of escrow fee; and other expenses payable by Seller under this contract.      

That was before we made the following improvements:New roofNew garage doorInterior walls, ceilings, trim, and doors all repaintedExterior repaintedHomes of similar size and finishes rent for around $1100 per month up to $1200 per month.

It makes no sense, considering they paid for the lead and never followed up.

@Marcin:  My plan scale slowly - purchase one property, 2 the following year, 3 the year after etc. 

On a side note, @Brandon Turner uses a different version of the BRRRR Calc on the following YouTube video I referenced when learning to navigate the calc.