If you live in CA, NY, Boston etc - the financial difference is big enough.Investing in your home town is always best, you have the home-field advantage and you can buy, rehab and manage a lot more efficiently.

Looking to connect with investors, agents and managers in the area.

I also have not had (Knock on wood) too much time spent on managing the properties and keeping them rented to long term tenants.

If you are managing this yourself, you are off to a great start.

If you are unsure, to start, hire a property manager and don't let the tenants know you are the owner. 

Property management - maybe 3-4k/year.

A VA can help you compile lists of potential wholesalers, manage follow-ups, and even track responses from your marketing efforts—freeing you up to focus on high-level strategy and deal analysis.Hope these ideas help!

Using 50% rule (expenses excluding P&i is 50% of rent) here are the numbers;1800 (rent) - $900 (expenses) - 1468 (heloc) = negative $568/monthAt your rent point with that size unit, your expenses will ve less than depicted by the 50% rule, so let’s use a likely more accurate 40%1800 - 720 (expenses) - 1468 = negative $388/monthNow let’s imagine you self manage and you time is not worth anything (I strongly recommend believing your time is worth less or worth less than a quality PM would charge) with 8% further reduction so expenses are down to 32%1800 - 576 (expenses) - 1468 = negative $244/month. 

If there is a property manager, your success rate is going to be very low.   

Section 8 and multifamily aren't for the faint of heart and can be challenging for novice investors both in managing and reselling.