Ideally, I like the property to be in no flood zone at all.

I will set something up. i'm up for a bar meet up at night; downtown area or sugarhouse would be ideal and anytime before 9pm.

Paying one contractor would be ideal.

Wouldn't it be ideal to have a lot with just a house, a lot of driveway parking and cement (low maintenance), a small amount of drip system w/ drought resistant plants, and a bunch of high end weed tarp underneath decorative rocks?

If you create an ideal world that everything is easy then it sets you up for constant disappointment.Success is tough but oh so sweet when you find it.

This is the only way I deal with investors and I have years of experience putting together RE plans for investors. 

They know what the market is, they know they have good credit and a steady income and will be an ideal tenant, and they are on the lookout for a great deal.

This is why a 1:1 septic setup is ideal - if your system breaks then you know who broke it!

I actually pulled a list from listsource and targeted my ideal market.

Ideally there's a 3rd party property manager that's involved.