The combined loan to value is probably about 80% so there is equity here.  

Rarely is a true set up with tenant paying utility directly.

I'm killing it in Oklahoma and Texas, and rarely buy anything in the metros, but also over 90% of my deals never hit the MLS. 

The seller pays the agents, and very rarely will you find an agent that will reduce commission due to you not having an agent.  

I also like to keep an eye on affordability as a key metric since it combines incomes, prices, and interest rates all into one ... not that I compare affordability of SF to KC, because that is apples and oranges, but rather SF 2017 affordability vs SF 2006 affordability for example.

I feel as though I may want to consider doing the first couple properties as flips and then combine flips and rentals.  

The following link has a good example of what I mean: https://www.biggerpockets.com/renewsblog/2015/03/04/how-to-turn-around-tenant-lawsuit-in-single-conversation/ I’ve found that acting in such manner---combined with careful screening---will lead you to tenants that can come to you about their problems before things get out of hand.

Soliciting someone over the phone rarely works i would imagine and yea my perception of realtors has really changed this week since they basically bombed my cell phone,business phone and home number.

I have seen many of my clients invest in Pittsburgh PA because of the affordable housing it offers combined with a solid return on investment.

Agents not having the experience in our field, combined with not having the oversight of professionals held to higher ethical standards (CPMs, GRIs, RMPs, MPMs), will most likely not have your best interest in mind but only that ultimate commission.