More then half of the down payment came from a HELOC on my condo, and the other half just working an extra 30 hours a week driving Uber. 

So far it has averaged me 1 hour a month in work to visit it twice a month due to drive time to pick up coin op laundry.

For example, some of the investors I mentor offer to Drive for Dollars and identify possible leads which helps populate my pipeline.

If you have the $, features like extra wide doors to get a wheelchair thru, roll in shower, tall toilets, things like that can make it safer for everyone at some point. 

Regarding finding properties...Check out Driving for Dollars as a way to find off-market "affordable" properties.

Nobody wants to move this far from their 9-5... personally, I don't mind the drive.

Same builder, same house, in same neighborhood for example could back to a busy main street in the entrance of the neighborhood, could face West where people prefer East facing, be the house that everyone drives by and lights shine in the front windows when you enter the neighborhood, could back to power lines in the back of the neighborhood, could be next to the community pool, could be on a corner with a bigger lot, and a host of other factors go into pricing....not just size.The 3 main sources that most sellers use for size are tax roll, appraiser, or builder's plan. 

Lean and quick, no extra mouths that have to be fed.While you save and learn, drive for dollars (tired plexes are my favorite) and talk to garage sale holders and ask if they're planning to move.  40% or so are future sellers or tenants leaving.   

The best way to make the numbers work is to limit the work to cleaning, paint and carpet and avoid expensive projects like roof, windows, replacing plumbing and electrical systems, driveway etc - as these take huge amounts of capital, but will typically not drive up the ARV by much.

Spend a day in each area and drive around to learn the areas, the local traditions etc.