I think it is safe to say everyplace in the country has a shortage of decent low income housing in the private sector. 

What other maintenance issues exist, besides the leaking parkade, that will need to be addressed? 

Credit is excellent(low 800s), income is good(85k a year), and debt is very low. 

If the price is too low, the seller's children will just let it go to foreclosure.

I needed something turnkey I could sell my wife on for our first investment since this was long distance. 4.I also needed better terms to make the deal work and have a little cash flow since rents in the area are low compared to recent strong growth.

I was thinking 5 % because part time, and payments for Emergency calls but not for things like showings and easy maintenance that I can take care of.

Nevada landlord friendly, low taxes, strong job and population growth with Tesla, Google, Apple in the area.

We found good ARV's and low days on market but would love to hear your thoughts on the area. 

1,300 is too low to get a deal from your first campaign (and too short of a time - 8 days).

That said though paying 20% for 25 worth of wings and beer with my friends is much more manageable than spending 20% taking my wife out to a nice $100/$150 dinner and really that is low compared to some restaurants I just can't see myself going to.