You might be pleasantly surprised at how your lifestyle improves.

Even Hilltop has improved significantly.  

But being born and raised in Oregon were we have no basic vandalism and theft issues and hardly any Section 8 and people pay there rent from auto drafts he just did not know what he did not know.. he dumps another 600k into this does the common area improvements..

Those improvements are probably already factored into the price.Might make sense for owner-occupied considering you would not have another housing payment and or cash purchase which don't sound like a good fit for you at the moment.Nice job of coming to a decision based on good data instead of "ballparking it."

Analyze the property and budget for the improvements needed to make it a much more valuable property than what it is now.

The neighborhoods you chose are great, and it should be easy to resale remodeled homes.You might be able to find a condo here and there, however the competition on the condo is fierce as you do a lesser amount of work versus houses.

@Brent Coombs I tried to tell them both since I don't like condos for all of the reasons I had in the first post but both are for personal use so it's a little different for them versus investing wise.

Since this property mentioned they had some deferred maintenance in the listing I added $10,000 for improvements. 

It reminds me of when I spoke to the broker that set up my 401(k) and him telling me the difference between more aggressive stocks versus more steady and long-term investments.

We are focusing on buy, improve and hold for short term and long term rentals.