In general these are either growth markets or markets short housing that has significant hurdles to adding additional housing. 

And there are some investors who go for those lesser quality areas, because they have experience in those types of properties and know they can buy there inexpensively. 

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

I work with a lot of househackers and they're typically on the 12 month cycle, rinse and repeat.While the proposition of acquiring an investment property outside of your market in a "landlord friendly" state may sound appealing, i would recommend you stay local for now and househack another couple of properties over the next few years until you've got some more time / experience under your belt.you would need a management company to cover your property that is outside of your market which would not only take 8-10% of your gross it would also leave you a bit vulnerable to a property management company that you A.)know nothing about and B.)you won't have the experience or cashflow or proximity to deal with any headaches that may arise.i would recommend staying local and househacking your way along for now and then maybe hire a local property management company initially to work with your current/local properties to get a taste of what to expect if and when you begin investing outside of your market.

It was a learning experience but I made it work in the end.Mine was a 5 unit commercial building that needed a gut renovation, similar to yours. 

I own all 3 of these asset classes so I speak from experience.  

Coming from other areas and moving here, I've found Kentucky to be very friendly in the out skirts however my experience is limited to Lexington and Southern counties.

Any suggestions, advice, or experience you could give me.

If so, how is your experience?

I worked with one and that experience is the reason I now own my own PM company.