Unfortunately, I don't have the 20% for an investment property down payment, the only way that I can do it is by buying another property as a primary residence.

Buyers loved it, got the house inspected and appraised - it appraised for my target value ($150K).Unfortunately, buyer was trying to bite off more than they can chew with a inter-state move and got cold feet and no-showed on closing date.

However given the unique circumstances we have to get hard money for 3-4 days to close adding the assigned to the note with the original contract holder.  

Buyers loved it, got the house inspected and appraised - it appraised for my target value ($150K).Unfortunately, buyer was trying to bite off more than they can chew with a inter-state move and got cold feet and no-showed on closing date.

Even if you plan to self manage I would include a 10% management fee in analysis as your circumstances could change. 2.

Realistically, I would want to purchase a duplex in Metairie that needs remodeling that I can get below market value, but unfortunately, I just have not seen these come around since last October.

Unfortunately, there is nothing left to help recover rents.

Yes, there are all kinds of circumstances that could make things challenging.

@Brandon Sampson unfortunately the local climate in Philly will make it very difficult to get rid of this tenant through the court system.

Unfortunately for her the market for those services has contracted significantly given that she has no experience in that field.