I know it may sound extreme (and maybe I'm paranoid), but what if you find a tenant today but come June/July they lost their job, took on debt, etc.?

That is a retrievable amout to me but I do not plan on quitting my job. 

The property must be in an area that the government has identified as an Opportunity Zone.You must have short or long term capital gains. 

Investments in Opportunity Zones can offer great tax benefits, but when combined with a cost segregation study, the benefits can multiply.An Opportunity Zone are areas that struggle with poverty and lack the necessary access to economic opportunities.

Lots of Sect 8 opportunities in that area, if you want to deal with Sect 8.  

As a tenant earlier in life I needed multi-year leases as I knew my job would keep me in a specific place for 2-3 years.Escalator clauses are not uncommon in a multi-year lease. 

I love the downtown Kannapolis area and want to start investing there.I’m not finding any opportunities on the MLS but am interested in taking action.

There is a huge opportunity within my area north of Atlanta to provide rentals to the senior and/or community worker (teachers) population.

If you can definitively prove that the seller intended to deceive you about the square footage for their personal gain, you may be able to take legal action, but probably low chance of success considering you had ample opportunity to measure the home or get an appraisal with measurements prior to closing, and had your chance to negotiate the price based on square footage and all other factors prior to closing. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.