If you were my client and after truly diving into the why’s, if it still doesn’t make sense, I’d cut it loose and deploy my money elsewhere.I agree that real estate in general is a long term plan - but I like my money to make money.

I've got a great supplier/installer here on the Coast.I'm not familiar with the Magee market, but a quick MLS search shows no active rentals on market in town.I've learned the hard way on the BRRRRs, if you go ahead and do everything (within a reasonable budget) Roof, HVAC, windows, kitchen bathrooms, you'll save yourself time/money down the road.Good Luck!

I searched online and mostly found larger facilities, not smaller residential operations. 

I would network with contractors out in your area, or you can find people online (VAs).

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Don't mean to be a debby downer by any means, but this likely sounds a lot easier online than in reality. 

Specifically, I recommend purchasing a single family house with as little money down as possible, and converting the property to a rent-by-the-room investment.

For example in the Reno, NV area there a small MF opportunities and there was also a large MF project that just came online that temporarily lowered rents.

I would get these posted online ASAP!

So, when building or buying that could mean bringing considerably more money to put down.