Fast forward, following a m/v accident with physical therapy and temporarily moving out to stay at nearby ground floor level house with family I thought I was ok and returned home.

There are a lot of things that can and will go wrong, if you are nearby you can catch and correct problems early.

You are best served by deciding on an area you want to invest first - sometimes nearby like Westchester or Northern NJ, or an old hometown, or where you went to college so you have some advanced knowledge of the place - and then from there, you work on finding an investor-friendly agent, which is not easy, but easier on here.

Are there other townhouses nearby within that gated community?

I would love to buy nearby, but I have about 30K to work with, so the local market in coastal California is out of reach. 

:-) Our initial plan is to self manage since we are located nearby.

Cape Coral, Fort Myers, and Lehigh Acres are all great cities nearby that have deals fitting all the criteria you've listed.

That way, when a deal arises: (1) we don't have to spend the time to get to know each other and (2) the deal will more likely be a good fit and we can act quickly.Keep in mind that, without a "deal on the table", some HML's might not want to spend a lot of time; others might be open to a 30-minute coffee talk.  

Potentially up toward 850 by leveraging both the nearby College and Transient Health Care Professional Market.The big ticket items (Roof, water heater, windows) seem to be new or near new.The neighborhood is fair and sales/comps tell a very odd story.

For investors who live nearby, we offer in-person tours of prospective properties, which facilitates face-to-face meetings so we can more effectively help you with all your questions.