100k capital looking to HH outside of NJ with WFH role. Help PLZ

[Mario E Gonzalez]

hello all,

i recently landed a WFH job and have around 100k capital for down payment and other closing cost. No debt and live with fam in north jersey.

i am not interested in NJ investing as this state wont ever cash flow unless some basement rental or off market deal that is very good.

my options i see is either the following

1. buy in PA to HH then move back home to fam and repeat the process slowly buying single with adu or duplex per year putting down 10% down

2. move to NC/TN a place i never been to but according to the data is nice and growing, hitting all the right points for growth. Buy a 2 unit or single with adu, rent out the rooms out on airbnb to help pay for itself.

im looking for physical real estate ownership non of this REITS stuff or partnering up deals or hard money lender bull.

looking for a solid plan where i can come out with 5 to 7% cocr AFTER putting aside 10% PM,5% Vacancy, 10% for both capex and repairs.