Go to the nearest Home Depot or Lowes 15 minutes before they open.

You are virtually guaranteeing she gets a low offer.

You can buy nicer rent-ready properties that will attract higher quality tenants and have a good property manager managing the property (5 minutes per year time spend), or you can buy a total dumper that needs rehabbing and then you can landlord it yourself (up to hundreds of hours of time spend).

Below are the models I’ve used (confirmed insurance and taxes with insurance quote and auditor website) at the low and high end of rents.

Their reasoning is that they're doing a hard push toward raising the quality of the city in that particular area as that area is considered a bit more challenging.

As a part-time investor these days, I am looking for any references for a quality and fair contractor in the West Palm Beach, FL area.

If the current rents are as low as you imply you might try a cash for keys approach.

My intention at that point, which is likely to change, will be to buy low cap rate/high appreciation properties.

If you get something in appreciating market, like the Bay Area, and you hold on to it for a long time you will see the value of your property rise, but the property taxes stay very low because of prop 13.  

Several of us on this thread are no doubt picturing a very confused expression on a low-life's face who was expecting 90 days of rent free living.