Around that time I had just sold my landscaping company. 

Your concern is a good one, buying in this market at high rates = high payments and you may not cashflow if you were to repeat the process.However, 2 considerations. (1) By not doing it you don't have 800-1000 in your pocket, so although the payment on the new place might be higher than in a normal market you've got extra funds to cover it.(2) Your new rate is not forever, perhaps in this high rate market, it's as you say, best case you're breaking even if you repeat this process.

I thought I would share this, as I've seen a lot of posts recently about how to start a property management company. 

I got my license and then started a property management company, then I started investing in property.Have you considered a job in property management?

The title company did a search and found out the sellers haven't passed a electrical and mechanical inspections and owed money to the county for delays.

If you decide to go that route, hire an experienced management company and underwrite very conservatively otherwise you could get ruined by high maintenance & turnover costs and potentially evictions.

You could reach out to an eviction company like Landlord Solutions, Inc to assist with this process if it comes to that.- Consider a Cash-for-Keys Agreement: To avoid the lengthy eviction process, you might offer the female tenant an incentive to leave, known as a “cash-for-keys” agreement.

Also talk to title companies that do a lot of business with investors. 

If you're just an individual that buys real estate but makes primary income from another source, just buy good properties off of the MLS and hold on to 'em. 10 years from now, the purchase price doesn't mean much or really change your return.It's like trying to buy/trade stocks rather than index funds.

I am an experienced investment consultant, investor myself, and Director of operations for a large property management company here in Atlanta (9,000 homes).