Advice needed for out of state investing

[Ivan Luna]

I would like to get some input/advice on what to do next. I currently own a rental with my brother in Oceanside CA which we house hacked for a couple of years, until recently I moved out to purchase my own home. I would love to keep investing here in SD but it is nearly impossible with the current home prices and interest rates. I have also thought about building an ADU on the rental property but I do not want to refinance and pull money out of the current 2.8% loan. I have decided to invest out of state but am in analysis paralysis as to which state/city to invest in. I have about 25k to invest and would like to hear your ideas of what would be the best strategy . I appreciate any input , thank you.