Even if it broke two days before they left, they could have left a note, emailed, texted, or called to report it.

Didn't even know that was possible.

Lmk if I can be of assistance. 

You can't just focus on a zip code or even a neighborhood.

Even in the off chance you make money doing it, or even become rich, you become such a miserable person that it’s just not worth it.  

.- work with an experienced agent to guide and assist in identifying properties that are priced well and can cash flow. 

How long should we keep our insurance property (if we can even do so) in case the tenant decides to sue us?

Even if it's not going to be your full-time job, but you would like it to be, side hustle devalues the impact it can have and the work needed to be successful.

With 25% down conventional (full income verification) even with 2+ units rates should be healthier..I wouldn’t suggest investing on the rate so much as the quality of property and analysis.

Their team can assist you with legal / title questions.