I've ran about 30 properties through the BP rental calculator, even if i renovate the basements I'm always coming up 400-1000 dollars short of breaking even.

There are many versions of a correct answer to this question. if you are new, it might be worth considering a basic single family home first and foremost.

I have been working full-time RE,  BRRRR method on single-family homes in my local area for the past 4 years.  22 homes completed-  (2 sold) 20 long term rented.  

I am looking to purchase a single family home which has 2 bedrooms, kitchen, living area, bathroom on main floor.

Not even I go through a landlord with a pitch to the point we’re both satisfied ?

Even if they are only investing locally, investors in these groups typical help and guide others.

I don't believe it's an actual requirement to even have the light.

I'm actually joining a meetup this evening and am looking into local REIA mtgs as well.

This has helped with avoiding College Parties as they don't even search for 3 nights so that has helped greatly. 

I have my primary residence single family home paid off in full Zestimate ~$500K, and no other outstanding loans for cars, schools, credit cards, and in good financial position with 2 years of reserves for expenses, etc.