Buy a house that cost less than 500k. 

Anyone have a good app they use for estimating remodeling costs??

All I can say is that there are memberships that cost tens of thousands of dollars.What I tell people is find a local investor and take them to  a nice lunch for 30 bucks and see if it goes well. 30 bucks no harm no foul. 25,000 to a membership not working out possibly is a huge deal for many. 

If I were in your shoes, I would first evaluate the area, and if it fits my criteria and I know what kind of tenant I can put in there I would continue to the next step:Finding out how much it would cost to rehab and what kind of rents I can achieve. 

I often provide a sheet of costs for certain cleaning/replacement items that will be assessed if they have to be dealt with at move out- Leave out that its making showing hard..... they dont care.

If not and I could carry the cost then I would also keep it.

I've also used GC's to complete full rehab jobs & depending on how much work a house needs and how comfortable I am with the rehab, often times I will sub out the work to different painters, handymen, electricians, plumbers, etc instead of using a GC.The more I do this the more comfortable I am managing the jobs myself and it often times saves me significant amounts of money on the rehab costs to just sub out the work vs using a GC for the full rehab.

Entry costs are lower out of state but I have a great Real Estate agent with a vast network I can capitalize on. 

The risk is if they stop making payments, then you would need to foreclose and that could take a long time and cost a lot of money.

Is it out a window, pinched by a garage door seal, a walkway trip hazard, or just fine.  2) The NEMA 6-20 plug is a good choice for low cost charging.