I’m in Ohio, so I can purchase a property with $40k cash out, invest $10k in repairs, and rent for a couple hundred above the monthly operating costs.

Property managers and agents can be really helpful as well as they’ll give you insight into the market and could have some opportunities for you down the road.In the meantime, try researching the areas you're interested in.

Just closed on a couple of properties a week or so ago.  

Over the last couple decades fewer men have been going to college.

But I haven't found one better and I've been trying for at least the past couple of years. 

I bought her a couple brand new cars in the last 5 years to keep her happy.

I like to look for locations that are good, and that I’d feel safe and comfortable living in if I was a single woman with a couple of kids.

Think about what would make your rentals more attractive than what’s already available—whether it’s high-end amenities, themed experiences, or a community-focused approach.If you’re open to chatting, I’d be happy to brainstorm ideas or connect you with people who have experience in this space, only know a few but happy to make any intros I can to help you out. 

I own a couple duplexes here in my hometown

You could do a cash out refinance or even look at a balance transfer at 0% for a couple of years.