I’m also relatively new and this is really a foolproof affordable means to try first (cost of paper and stamps).

Wouldn't the price of points and rates be relatively equal?

The actual margins are largely going to depend on the level of finish that your client intends to complete relative to comps - no need to put luxury finish in an area where the attention to detail may not be as well-appreciated and vice versa. 

Originally I was just sick of paying rent and wanted a way that I could live cheaper.

Usually less than 3 years.familiar with life settlements.. those are not life estates as it relates to a deed in real estate..  

Also each state in the US is very different in its laws with regards to landlord/tenant relations.

If you get too busy to self-manage or, forbid, get injured/sick, you want to know the property is self-sufficient financially.

I think the markets you're looking at will continue to see rent growth but one would need to look deeper into supply delivery of new units vs. deman (job growth) plus rent prices relative to AMI (area median income).

I've combed through 5 or 6 pages of forum post related to REOs and haven't come across a whole lot of useful information. 

I'm most concerned about the tenant and the kids as I don't want anyone to get sick.