You mentioned that you did not receive any family support and started with minimal money, how did you start?

Hats off to you.If you can get a degree, even if it's just an associate's, with 0 to minimal debt, I'd get it for the security.

Any way to minimize risk that the owners won't damage the property before moving out?  

-Minimal/no communication from the builder.

The NW side is more residential and modern but minimal multifamily properties.

Minimal attention required.  

Of course you need to minimize cost w.r.t. performance, but it is a 2 curve graph where there is a point where the 2 lines cross for maximum efficiency.So, it is about effective marketing, not keeping it low.

I look for something where it requires minimal renos or a bit of work, but once that is done, that is it-yes there are things that pop up, but nothing big like redoing the kitchen in 2 years.It also depends on your market.

Important things to do to minimize claims of negligence:1. 

DIY Choose your market Use an excellent property manager Choose the right property - depends if it is the right location Talk to local investors to get a feel for the market2.) long distancepartner "boots on the ground" Can bring many challenges with it Go on bigger pockets forums a lot to minimize riskTurnkey Buying an investment that is remodeled with tenant in place and property management company in placeBenefits: service ata distance, market insight, professional staff, marketing machine, managementexperience, simplicity.Downside: financial,analytical, ethicalCh. 7 Types of Rental PropertiesSingle-family homesPros: plentiful, strong exit strategy, involves fewer bills, easy to finance, easier to manage, more stable tenants, better appreciation, less expensive to buy, Cons: high cost per unit, slower to scale, limited loans, expensive rehabs, more competition Multifamily Real estatePros: more cash flow possibilities, one loan and multiple units, one insurance policy, math over emotion, business not a hobby, income valuations - based on ROI they give the owners, less competition from homeowners that jack up the priceCons: More expensive, more management intensive, more savvy competition, more complicated, fewer to choose from, government regulationsCondosShort for condominiums Each unit is individually owned by a person HOA feestownhomesLess apartment feel Usually share a wall with the other unit Still have HOAsREOs/Foreclosures - "real estate owned" Usually something distressed about the property - investors need to see past the superficial flaws Banks are numbers-driven, not emotionalFixer-Uppers - a property that needs significant or minor rehab donePros: less competition, forced appreciation, potentially more cash flow, unique financing optionsCons: hidden expenses, stressful, more out of pocket costsQuestions you should ask yourself: How bad is it?