To echo much of what has been shared, I'd start by narrowing in on a strategy, location (town/neighborhoods), property type, and price range. 

I think they might be more in the 2-3% range, so I would assume $4-6k in fees including loan fees, titling fees, etc...- Property taxes look low, but check to ensure they align with the area.- For vacancy, I would use 5% if it's a multifamily (2-4 unit) property or 10% if it's a one unit property. 

They range in size from 400-700 sq ft.

See the image below for the range of skills you need to succeed.If you select a city that conforms to all the criteria I listed and found a good local investment team, you should do well.

If you get outside of any metro a bit you can find a house in the $200-300k range but the hard part will be finding something that's not in terrible shape or a mobile home with a few acres of land.

Gives you a little cushion and long range perspective. 

Most of the properties are lower 600's and rents range from 2500 - 2800$.

In smaller cities the top notch properties will be in the 6 range. 

Then if the market value all falls into the same range then you can confidently move forward with an appraisal at your own expense.  

And one last thing that hasn't been mentioned yet is that most mini splits aren't ideal/appropriate for heating in extremely low (below somewhere around 20F) temperatures, the specs will all list the temperature range.