I'm looking for a cleaner to help with turnovers who prices fairly AND is insured and can provide proof of insurance... having issues finding someone that fits both of those categories. 

I contacted my agent on Friday afternoon to set up an appointment to walk the property Sunday afternoon.

You would just need to ask yourself if risk fits your situation. 

It's hard to walk away when you see the extra dollars but from everything I've heard on BP, the nicer neighborhood is generally recommended for the newbie (or even those more experienced). 

If the current owner walks away with the security deposits and the tenants cause damage before they move out you will find yourself in a hole.Lastly if you do make an offer and look to close, I would speak to the tenants and let them know management for the property will be changing, ___ is the day rent is due, ____ is the day a late fee will be applied, and if they are negligent you WILL file for an eviction.

We are very excited to get our feet wet, but finding a deal in our target area that fits our investing goals has been difficult.

Where you can go for walks and ride your bikes. 

Then you wholesale it to your buyer and walk with $160k in your pocket.

I'd suggest reaching out to a few providers of self-directed accounts to see which type will be a good fit for you and get a feel for some of the variations in pricing, support, etc.

Absolutely agree, if it fits your intent.Come up with your own game plan, which starts by learning.