There are towns that are not too far where there could be some options for you, but I would start going to real estate investor meetups and pair that with books and podcasts.

Just make sure the town is ok with the land being zoned for multi-units, and look into construction costs, financing options, and permits ahead of time.

If so, I'd consider those options first as they fit in the infinite banking concept.

After sitting vacant for a while I'm entertaining the option of converting to residential units.

I have 2 options:- finance the construction pre-selling the apt, and take my profits (expected to be around 700K pre-tax); or- finance the construction with a 6-7%/year loan (collateral = my house), keep the 10 units, and once the building is completed in 24 months, rent them for circa 180K/ year gross.

Quote from @Dean Sexton: There are benefits to both options.

In addition to conventional loans and FHA loans, if either you or your wife are veterans, the VA also has a rehab program.I'd be happy to discuss my rehab experience both as an investor and as a mortgage broker, and at least help you think through your options. 

I have a STR in the Sullivan County and have been looking for a cleaner but the options seems to be limited in this area. 

We're open to various options, like house hack, multi-fam, BRRRR, etc. 

Obviously, I want higher so value add or re-finance as things happen I can always own the option.