IE  appreciation is gambling.. 

I’m just starting out in investing. Looking for a good CRM so I can stay organized and create flow.

@Sagar Joshiokay, then just go talk to your favorite lender, direct message me if you want a referral, and refi out of the fha loan..And/or determine what is the best for you. 

That is my favorite strategy for military real estate investors!

My favorite area is Rocky Point.

Certainly don't give up... but maybe change your criteria and keep an eye out for something a little bit more safe for your first house-hack because having a stable foundation in a real estate portfolio is the real path to success in investment... risky purchases with big rewards might seem like a good way to start investing... but unless you have a lot of experience and cash in the bank, its just glorified gambling in my opinion.  

One tenant (a guy around my age) is actually best friends with one of my favorite fraternity brothers.

It isn't convenient to work/your favorite restaurants or you actually feel unsafe?

I would be looking for highly distressed properties, properties that have been on the markets for +100 days, auctioned properties, or wholesale deals.You mentioned Warren Buffet as well and one of my favorite quotes is: “Be fearful when others are greedy, and be greedy only when others are fearful.”I also 2nd @Pete Woelfel, that @Marcus Auerbach know his stuff up in MKE!

Long distance investing was not our favorite and we learned some hard lessons from unscrupulous and/or lazy property managers.