Depends on budget really but, if you want to be in the heat of the movement, stay north, thats where the money is going. 

Hello I'm Steve plumbing and heating contractor by trade 17 years exp , I do project management , contracting , for flips and rentals .

I have yet to see anything put out by those 3 gurus that is current with the new requirements of seller financing or options, so you can take much of those old ploys in their material and heat hot dogs in a bond fire!

First, i would not furnish the places, it will probably get trashed, let them get there own furnishings and make sure that the lease says they must remove them from the property when they leave. i would have them pay for utilities, to an extent - have them pay for electric, supply the heat but give them an allowance for certain amount of months ( especially if you have older furnaces and they run on oil heat ) if they go over then you charge them for it. i converted mine to gas with new furnaces, i include heat in mine, but i control the thermostat ( online, thermostat is locked at the house ). i also provide water / sewer and free internet.

I'm looking to acquire and hold long-term SFR properties yet I'm open to any of the other elements of REI business.

As an active investor you are taking on more of the project and managing the elements.

Gas furnace/water heat for SFH's.I throw all that out here to ask what you feel makes sense?

They will demo everything damp down to structural elements.

All roofs/heat/water are new within last 5 years. 11 units are rented, 2 are vacant, and 3 need to be rehabbed.

I'd suggest defining what financial peace of mind is to you, and focus on elements of this biz that will get you there fastest.