Your best bet is the highest money down conventional you can do.

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

A responsive and transparent investor relations team is usually indicative of a trustworthy GP.

I can't take a chance on felons, even though they, in many cases may be a better bet than some the losers with which I've had to deal. 

Sure, there are going to be people who fail but if you truly try and make your best effort and do your own due diligence by evaluating these properties, inspection, ARV, etc. and really learning the strategy of both BRRR and turnkey fix and flip, it will work.You need to build a strong and trustworthy team on the ground.People nowadays quit the second something gets hard.

I imagine it's similar to St Louis but I'd be willing to bet it has more going for it and better appreciation.Happy to share some resources, learnings, and even history/performance of my rentals I've had for 5+ years.

I believe that finding a very good, trustworthy handyman is key. 

How hard will it be to bet appropriate permits for the alterations (2 rooms and bathroom). 

Find a trustworthy agent, contractor, lender, and property manager to start out. 

Established developers with a history of successful projects are generally safer bets.