I've found that tenants that don't intend on paying rent frequently butter you up, and try to get friendly with you, OR...they start talking about capital improvements to the place...It's a tactic to make you think they care about you or the property, so that you are less inclined to start an eviction against them. 

I have no time, nor the inclination of debating shady RE transactions.I can see how any "information" in regard to the hazards of "creative" RE transactions, would not be warmly received in this venue.Be careful in the area of foreclosure property transactions, and or institutionally owned transactions!

Decent cash flow much lower risk. 45k is tight but you could get your hands on a small MFR somewhere in the Midwest if your really inclined too.

As members get to know you as a person they'll be more inclined to look at your blog. 

Any good contacts (agent, lender, contractor, etc) you feel inclined to share would be much appreciated.  

I expect the property to be my primary residence but I'm strongly inclined towards one that has some kind of ADU/MIL unit.

Since they've lied multiple times at this point, and di not do the work correctly the first time, I am not inclined to make any deal that involves them performing work on the property.At this point the deal will very likely fall through, I'd value opinions from anyone who has faced similar situations.

For those that have the time, skill and inclination, they might want to be more hands on and save some money.

Quote from @Keetaek Hong: @Bruce Woodruff that is inspiring :) My inclination towards those cities has more to do with maintenance/operation.

I understand that long term it will be the tenant's responsibility, but I imagine it will impact what I can charge/tenant's inclination to stay.