What are some of the best cities to invest in now with properties not requiring significant improvements that can provide decent positive cash flow, but not in terrible neighborhoods?  

@Stephanie Thomas Investing in (insert anything) given that amount of debt is a terrible idea. 

Also, being conscious of the fact that you're going to be absolutely terrible the first few times you chat with a seller/prospect/anyone in RE and that they're never going to remember you anyways will help you realize that it's really not a big deal to talk to folks. 

Those that didn't pay on time or a little here/there or not at all etc...terrible to self manage. 

Some deal killers (In my opinion):Large scale foundation issues (one or two pier/beam repairs isnt a big deal)Poor location (no one wants an amazing house in a terrible neighborhood)Price. 

These are the kind of properties that would look amazing on paper ($60K with tenants making it a 30% cap rate) but could be terrible investments.

May is more or less empty right now but that's considered a slow month here so not terribly surprising.  

Health insurance for self employed is terribly expensive.

That is a terrible idea and I think you already know it because you are saying it.

It is still cracking, and looks terrible.12/27/22 I emailed PM “Can you please send us the scope of work that you sent to vendor?