I have about 10-15k to play with which should be enough to cover closing costs and have a small bit in reserve If I can't find a Tennant.

I strongly belive in the powe rof buy and hold, long term rentals, only cashing out to fund more real estate, and the power of Section 1031 Tax Free Exchange.David KrulacBigger Pockets Podcast #82

Consult a Professional: Given the complexity and variability of these regulations, it is advisable to consult with a real estate attorney or a professional specializing in mortgage notes to ensure compliance with all applicable laws.For detailed and accurate information, please contact your state’s regulatory authority and seek professional advice.

Cleveland is a great rental market, with a low cost of entry and strong rents. 

The Branson market has fewer 3/3 units in the inventory, so you should do pretty well depending on cost and location.

At the very least you might get his free newsletter or follow on Twitter or Insta for some of his free pointers if not interested in the guide. 

Given some of the issues that we have seen with my mom's old house which is in the suburbs of Pittsburgh I know that costly repairs could be hiding somewhere.

Keep in mind you have carrying costs, selling costs and taxes. 

Here are a few:https://www.biggerpockets.com/forums/92/topics/189151-norada-real-estate https://www.biggerpockets.com/forums/311/topics/322300-norada-real-estate https://www.biggerpockets.com/forums/311/topics/433367-first-time-buying-turn-key-property-out-of-state-norada https://www.biggerpockets.com/forums/92/topics/496083-norada-real-estate-investments Also, feel free to contact our team of Investment Counselors for more specific recommendations.Continued success!

The lender tacks on a lot of costs as the mortgage becomes delinquent and goes to foreclosure.