The most important part is not the hardest.

So keep in mind that you'd need to replace that mortgage at new rates to correctly defer taxes (Although I'm not a CPA, ALWAYS confirm with one). 

My challenge is that I'd like to find something turnkey that has cash flow day one.

Simultaneously, although I underwrite for long-term and that is the fall back, I generally do not have plans to keep long-term because I'm trying to grow differently than you are.Here are a few real examples and I will try to explain the logic.

Noah, I'd like to inquire whether Safeco offers landlord insurance policies.

Although the smoking did impact the condition of the unit, arguably beyond "reasonable wear and tear", since you inherited this tenant you also don't know if the previous tenant before them also smoked and the unit was already in similar condition when they took it.

My S8 rents tend to be around what I'd get with a cash paying tenant and I'm happy with that.

It's very tough here to invest these days.So, I thought I'd buy a cabin in Big Bear City.

Although, some property managers are charging around 10% for midterm rentals.Is your lease term 1yr or more?

I'd say run numbers on target properties, calculate your ROI, monthly costs, monthly income, etc. to see if it makes sense.