Have you looked at deals in those areas that make sense to you and how funding (have you talked to lenders), repair, (do you have contractors you have talked to within those areas) manage the properties (self-manage/ hiring management) ?

But you need to know Basic RE valuation, your market, repair costs, and have a list of buyers (often investors) who are willing, ready and able to close. 

Let the tenant know - in advance - that everything has been documented so they are less likely to steal or hide damage.The lease should cover lawn care and that the tenant is responsible for repairing damage from their pet, to include dead grass from pet urine.Have an eviction attorney in mind and start the eviction process at the first available opportunity.Any specific questions I can help with?

I was going to provide him a list of what needs to be repaired and the costs associated with those repairs to further substantiate my offer.

So that agent had a client who was looking for 6 month lease while their fire burned house gets repaired. 

@Jared Vidales , I find it hard to comprehend how a flooded home in Houston needs 5-10k in repairs.

I've been through a couple bad management firms in other states that had no problem spending money on unnecessary repairs.

A Private Money Lender could possibly help you even it is for the down payment plus repairs. 

There was some mold I noticed when I visited and looked at their unit where the leak was coming in- I fully expected to get a bill for drywall repair, maybe a section of wet carpet, some painting, etc., but not complete mold remediation. 

Don't think they were fully done when the inspection took place, but it is done now.Punch List EXTERIOR Seal all seams in siding Seal all gaps on trim and where trim meets siding material Caulk all doors and windows where needed ROOFING / GUTTERS Seal over all exposed nails Repair flashing around vents where needed Add kikk out flashings where needed PLUMBING Adjust hot water temp 110 - 120 deg.