I agree with @Matt Maurice that a lot of the "good" contractors are very busy right now and trying to start a relationship could be challenging. 

Fresh and clean with large windows and great natural light with new carpet and paint, nice remodeled bathrooms, kitchen and finished basement with extra bedroom and bathroom.

Local Legislation, tenant pool quality, tax legislation, natural disasters, job market growth, saturation of real inventory, and real estate market disruptions through innovation are a few of the things that you cannot control.

I'm the kind of person that thrives on challenge.

The cap rate works out at about 5% and the 1% rental rule about .6%, I've found it challenging to find places that meet the 1% rule in this area. 

Many people have been displaced by natural disasters and insurance companies can rent a home far cheaper than a hotel.

I would think any business owner would have the same thought process - first qualified.As far as how to avoid families, although you can't discriminate, the type of property will naturally attract or not attract families.

Yep, that is a challenge, right now. 

The challenge is, FHA requires a 90 day seasoning on the title.  

You could make a path with stepping stones--concrete or natural rock, maybe a small sitting area out of pavers with the mulch and plants around it.