Where you live in relation to the investment property shouldn't matter.

Hopefully you guys can help answer this for me......I live in West Virginia and primarily invest outside the state. 

The formula that is sticking out as a potential to me is what I have been doing quietly the last 6 years: buying a cosmetic SFH fixer in B areas with 3% down, live in and renovate, long term rent and repeat.

It will be remote, but since you live there now, you probably already have connections who either already know the house or local friends to find you good people to service things as needed.  

This 16-acre mixed-use community bridges Downtown Gastonia and the historic Loray Mill District, creating a vibrant live/work/play corridor.⚾ Franklin Yards-Gastonia- A $26M, 5,000-seat multi-purpose sports and entertainment venue, with future plans for residential, retail, and office spaces.🍽 Food Hall-Gastonia-Gaston County’s first food hall is in the works!

The company I currently use for my other investment homes said they don't offer management for any co living... unless everyone in the home is on one lease.

When you live in that duplex for 2 years and then sell you'll be able to take 50% of the profit tax free (the allocation for the side you lived in). 

@Hudson Filippi What part of Northern MN do you live in now?

If a single level you might consider 55+ independent living.

I'd buy where you live (within an hour or so) for your 1st investment!