What would be a safe rule to go by to ensure that I don't  under budget?

Typically, we see people get a safe, lower-return unit at first, build up some equity for an exchange and finally turn it into a higher-return unit down the road.  

I then look at the Google street view.I do all this to eliminate properties I wouldn't want then I drive by and look at every property that I might bid on.Do not bid on anything that you have not personally seen!

Also, if you do need to replace windows or doors, measure them to verify they are standard size that you can easily buy without having to special order all the windows and doors for the house as this will drive your costs up significantly (trust me).

@Mark Cruse I have a rental property in Brigantine which is a 5 min drive from AC.

Answers to these questions will drive a lot.

There's a couple condo communities that are closer to C/D inside their respective community walls, but the general area is quite nice and safe..  

A website is good to drive traffic to.

If you want to stay local, certain areas of SA can be good for buy/hold rentals, and you'll only be 1.5 hours drive away.

. :)keep in mind that the same survey company laid out San Francisico and Portland in the late 1800s all the lots were 25/100 you drive through SF you will see that clearly.. same goes for almost any older city.