I paid rent late pretty often too in my 10 years of renting before home ownership and now investor isn low income sfhs.

That's like saying the criteria for your next car must be pretty, and starts when I turn the key.What is the criteria for a good deal. 

I also read lots of books, pretty much all the BP published books and some other highly suggested ones.

@Bryan Quinn, I would think of market rate rent as what I can get for a unit pretty much as-is.

My tenant pays every month and I pretty much never hear from him. 

In/around my college there are a lot of foreclosures with a lot of potential, I am pretty handy and can do most the work myself while going to school, even hire my buddies for cheap labor.

That went from a 5,000 budgeted rehab to 15,000 pretty quickly when we decided to do the whole property with LVP so as to last longer.

The roof is only 4 years old and I will be putting pretty significant repairs into the rest of the house.

I recently discovered the neighborhood near Lanier highschool (East of MOpac, north of Burnet) that looks pretty good. 

If she does not work in the multi family investor space, I can pretty much guarantee she knows someone she can refer you over to.