However, because it's a competitive, animal-related, "fun" job, the pay is pretty low.  

I was concerned about the potential electric bill because winters in Wisconsin can be pretty brutal.In reality I kept the temperature at a comfortable level and never had an electric bill that went higher than $90 to low $100s.i loved it.

Sure, take 10,000 homes bought by investors, and do regression analysis that gives me an indication of variables that are common, like geographic area, home value, home owner's age, income level, political persuasion, gender, ethnicity, or anything else!

Crime rates are very low, but the properties in the immediate vicinity are blighted.

You'll be able to figure out your niche, hear some people being interviewed who also have their own podcasts, and you can take your education to the next level from there.  

Cash buyers generally push prices down as low as possible with the promise of closing quickly.

Have you checked out the BP book on investing with no and low money down?

Asking price: $245,000 - reasonable for the areaEstimated Monthly Rent under current leases: $2500.00 - on the low side of the range for the area but the tenant base is long term and stableAnnual Taxes: $5000Annual Insurance - Unknown/information requestedUtilities - Unknown/information requestedBuilding Owner pays for alarm monitoring,electric and water bills - have asked for monthly cost averages but do not have yet.Individual tenants pay their own internet and phoneDescription: 2400 sqft, brick building with a 10 space parking lot, good location Known upcoming repair is HVAC for the downstairs (est $5k), upstairs HVAC has already been replaced.Thank you for your time as well as your opinion on this deal, recommendations for additional questions, additional information etc. 

(Make sure you are including your closing costs on purchase and sale to compute.)  5% vacancy is probably unrealistically low unless there are long-term tenants (which often means the rents are below-market).

Another thing to consider is that whoever you use will typically be based on the house and level of rehab.