You just do it directly with the state you want to purchase your investment property. 

Or for minimal work, drill small holes near the pipe and spray foam insulation.

Needing some advice and direction please and thank you!

They need to be in conjunction with activities that materially effect the P and L of the property directly, such as screening tenants. 

Despite having a backyard, they sometimes let their 2 small dogs out the front door and do their business on my lawn which was green before they moved in. 

Lower price range market for small mulifamily.

i agree. if you can raise your ADR and make the same amount of money with less visits, thats also less wear and tear on the property. 30% occupancy seems low though, unless that hits what your goals are and your renting season small.

However, once you look at 2bdrs over a certain square footage, have off-street parking, do a small bit of renovating, and do 20% down, it seems like the numbers work well.

OK from me someone who has been funding cash flow props in the mid west and specifically Ohio for a few decades.. 50k houses are in the worst neighborhoods of any city in Ohio and cant be fully turn key.. other than some very small little rural towns this might work.. but if its any of the bigger MSA's  Cleveland Cinncy Columbus ( here come the Columbus agents :) who in my mind pretty straight shooters) Dayton Toledo etc..

I will reply to you directly.