As someone who sells a lot of turnkeys and works with out of state investors, these 3 are very popular.

Something I did not mention in the original post was setting up a lease, my guess is that the best bet is to find a boiler plate for the state you reside and then consult with a lawyer to custom fit it to your needs?

Video walk through is your best bet.

I would put bets on it being one or more of the first three, versus the fourth. 

Now that I'm more experienced and cashflow is less important, I may take a deal that has zero cashflow and bet more on appreciation, but only after accounting for all expenses, including setting aside money for capex or vacancy.Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/...

I just know it's a safe bet with growing population, good taxes, good schools, fair laws.

Also check where you have it posted for rent as different online platforms are popular in each area.

Mike The FB Group "Airbnb homes for sale" is pretty popular and high-volume with potential buyers

Then of course the Northland is as popular as ever.

This will likely kill your velocity to scale.It sounds like a heloc on the townhouse and then conventional at 20% without the occupancy requirement is your best bet at keeping and maintaining velocity.