When choosing an investment city, don't rely solely on simple return calculations; consider all major recurring costs.

A simple house hack with cosmetic rehab will be the best low-risk high-return opportunity. 

Your mentor has needs; try to meet them and develop a mutually beneficial relationship.A mentor can benefit your growth, but it's not as simple as one post on a forum full of strangers.

KISS - keep it simple stupid.

It’s relatively simple and, while it does cost money, it’s one of the more cost-effective options.

This is how its done.As a rental rehabber (for my own portfolio) I just need; a decent handyman who can do simple electtrical fixtures, plumbing fixtures, fix leaks etc, an HVAC if I plan on replacing the system, a roofer if I need a roof (rarely), a painter, and a lawn guy to clean up the lawn.   

Hey Mike -- simple google search for Nurse per diem (lodging) rates in the location you choose.

Better cash flow, but not sure how long it would take to save up for something worth it.Maybe I am overthinking it too much.I know it is not as simple as I am making it seem.So, any advice would be greatly appreciated.

@Travis AndresThe simple answer?

The math looks like this:$150,000 (ARV) x .70 (ARV percentage) = $105,000$105,000 – $20,000 (ERC) = $85,000 (buying price)This formula is commonly used by house-flipping investors to decide how much to pay on a fix and flip.70% Rule: Formula and ExampleThe formula itself is rather simple: Once the ARV and ERC are calculated, you then plug in the numbers.Take a house that has an ARV of $100,000 and needs $20,000 in rehab.