If you're looking to just get rid of the place as soon as possible, then selling as-is at an exceptionally low price to attract a cash buyer (e.g., an investor/rehabber) may be an option to consider.  

This will be my first rental property, what are the tenants rights, as far as the property changing ownership and the new landlord wanting to attract higher end tenants. 

If I were you I'd take care of the problem and have whoever treats the house look for anything that might be attracting mice (besides the rural location).

The numbers have been demonstrated ad infinitum; two of the factors that make real estate, especially buy & hold rentals, attractive vs. other forms of investment are leverage and permanency (the house stands 'forever', at least from the perspective of the investor's lifespan).

Anything under 200k will be near the downtown core, which does not usually attract the best tenants.

And specifically how to attract restauranteurs (even chain ones) into an area.

The short sale price that the lender(s)agree to is one that allows an investor to come in and buy it at an attractive price and leaves enough room for your wholesaling fee.

Richard, make sure the deal you are considering will look attractive to buyers.  

LIke Gene, I think you can get into some attractive new construction duplexes n fourplexes in San Antonio.

What attracted me to BPOs is I can work on them on on a somewhat flexible timeline (i.e. deliverable based).