If your finances / credit are a shambles and your current income isn't helping you sort it out,     then obviously you need to focus on gaining more income.Set your financial issues aside for now - they're not helping you - and learn to work around them.One of the biggest newbie mistakes is thinking that you need your own money and sterling credit to get into REI.While those certainly do help, if you don't have them, you need to find a different solution.Learn to attract and engage private lenders.Folks with large retirement accounts - medical people, attorneys, ... high-income professionals who may or may not be self-employed - need alternatives to the risks, whims and paltry ROI of Wall Street.

Your biggest concern will be that most MF's have the LL pay for electricity (sometimes) and water/sewage (almost always).  

Biggest pain was that the line had to go under the driveway.

Most of the others do not have very good websites, only one them allows online booking, and I would be sure to market at the very specific niche through Facebook and Google.That said, I realize occupancy rates are going to be the biggest unknown, and this being a niche, I'm not sure how much I can expect any help here.

If weed is your biggest problem with the tenant...

According the the National Association of Home Builders:The NAHB analysis of the Consumer Expenditure Survey (CES) data from the Bureau of Labor Statistics shows that the biggest outlay in the budget of new home buyers is furnishings.

The upfront cost is the biggest difference there. 

The biggest repair I'll have to make is a water spot on the roof from when they put in the new ac.

Biggest concern is an exist strategy since they're low to middle income properties.

Trust is the biggest thing for out of state investors look for.