Dan, we're in the same boat! 

I would like to suggest Tony Angotti and Gary Swank if you end up Pittsburgh.

These are great suggestions.

At least for a turnkey property, I suggest you target $80k and above. 

I’m in the same boat as @Happy Sohi  Thanks for sharing.

I also heard/saw a suggestion here that the owner chargers for cigarette butts they find on the ground.

@Noel R.You could take a personal loan from your 401k to invest in your personal rehab as Brian suggested, but I don't think that is a good idea.

I suggest you look at local tax rate, insurance carefully, utilities are low if you have to foot the bill. 

If the landlords are willing to consider selling their home, suggest that they can choose 2 appraisers, you split the cost of the appraisals, and then you can average the appraisals amounts from the 2 and they sell it at 4% below the averaged appraisal since they would not have to pay a realtor commission.

If i could make a suggestion i would add a lot more photos.