If the investor is looking for both appreciation and cash flow; they need to be looking at cities/markets with growth (population and jobs), along with a consistent decrease in crime (all over the past 2 decades). 

That said, I think it’s impressive that you’re able to manage this with fewer accounts—hats off to you for making it work efficiently.For me, having accounts like income, operating expenses, marketing, and taxes gives each dollar a specific job.

Around October, finished my MBA and told my seasonal job I was coming back this season, I was able to lock in. 4 days a week 3hrs a day resulted in a consistent 500 calls per week give or take.

You want to consider the quality of tenants you get and being in a central area means people can get to their jobs / school conveniently.

The tenant pools are great, as we are the State capital, we have two MAJOR hospitals, government jobs, large developments happening (out-of-state union workers), MSU, Lansing Community College, and so on. 

I aim to allocate a small amount of funds toward a Roth IRA and a high-yield savings account (HYSA).My current job offers limited opportunities for overtime, so I’m exploring side work related to real estate, such as part-time property management or similar roles.

It is Class A so shouldn't be taking too much risk, buuuut a tenant like that with the right job and finances could be a great tenant.

You can't deny the job and population growth, though.

I think your real estate investing can be your second job.  

If you plan to do the work yourself, then that is where is becomes less clear especially if a buyer feels you did a less than 100% professional job.