A PM will eat up your profit in no time.

Eat at the dinner table?

Lived in it from2013 to 2015, then rented it out until 2018 at which point I moved back in for 2 years. Total time rented, about 4 years, total time lived in, about 4 years.Bought 145K plus 5K closing costs, sold 416K...

And as you can see on bp, there are a lot of investors here that are eager to eat up inventory coming onto the market.

You have to focus on cash flow, but going remote will just eat into that cashflow every step you take.

If you are buying in a growing area, I would think that after a few of these, you wouldn't need to do FHA any longer- those refis are going to eat up a big portion of your budget, so the quicker you can get to conventional loans, the better!

So the caution you need to be aware of is that if you get a bad renter in those areas, it can eat up all or even more than your cash flow.

I I figure if I can sell it quick I'll eat a couple months of rent (Jan2021& Feb 2021)and be good!!

To be honest 400k is not a lot of $$ to invest so my advice is to be as conservative as possible with the goal of keeping as much of your nest egg as possible, learn as much as you can and grow your asset value over time (long game remember?) 

Yes, you can sue the town into doing something so long as that something is the city code or ordinance, but if this is a place you plan to do business again, or if like good things and hate bad things, don't sue the city (sue = the process of legally forcing them to do X, not trying to get money from them)You'll have better luck eating crow and having a face-to-face peace-meeting with the highest person you can find in the department.