We have spoken with the occupant and she claims she and her disabled son have been renting the palce for 4 months.  

I'll add this to my routine as I make it - in fact I've done it on all past properties, just getting to the swing of a routine!  

If you are referring to the deal analyzers, I use them routinely.  

Something like that would need to be in a lease agreement.The best thing you can do around here is to lay down some commercial vinyl flooring, put some real wood wainscotting up, get a carpet with a 10 year warranty, move that laundry away from the water heater, and do a 3 month routine inspection.

Letters and phone calls are routinely ignored.

hudsomestore.comhomesteps.comauction.comhubzu.comhomepath.comI also pull up foreclosureradar and craigslist as a part of my daily routine.

The bathroom has the walk in tub which would be perfect for my friend who is disabled but there is standing water on the ground from a leak.

For the past 13 yrs I have worked supporting families who have young children with disabilities.  

I'm not necessarily relying on refinancing to fund my next deal after this (through a combination of house-hacking in Chicago and being able to routinely save $4-5k/month by doing pretty well at work), but it would be nice to see--and be prepared for--the day when I can build my portfolio with borrowed money vs. waiting until I have a new $20-30k saved up. 

You will be lucky to keep 50% of your rental revenue and, over time, will be lucky to collect 10 months of rental per year as an average.So be prepared to only realize 84% of expected rental income and then will lose 50% of that to taxes, insurance, management, routine maintenance and playing catch up on deferred maintenance.Run your numbers off of those calculations and if you like what you see, then you will at a minimum have a more realistic outlook and expectation going into your investment.I'm not sure there is much difference between the two markets.