I’m going to consult a local financial planner but thought I’d ask the brilliant minds at BP as well.

And I always see fixers at a decent price (if yo don't mind putting some money into it).

They always lacked something and I will never have peace of mind. 

Just keep in mind that less sought-after areas can come with slightly higher risks, but with the cash flow you’re generating, it can still be a good investment.

I wouldn’t mind the tri state.  

Many here are most likely in this asset class and have dealt with evictions so they favor a larger guarantee and don't mind a hefty turnover if the tenant stays 5 plus years as the higher grade areas there will be more turnovers than that though the charges will be less per turnover. 

Keep in mind that these homes are sold "as-is," so a thorough inspection is crucial to identify any potential issues that could affect your renovation budget and timeline.Special Requirements:Freddie Mac has a "First Look Initiative," which gives owner-occupant buyers an exclusive opportunity to purchase homes before investors can submit offers.

I’d love to connect with like-minded investors locally and learn more about their experiences with HMLs.Thanks again for your time and help!

They don't mind.

Aside from that the biggest value add areas I see are as follows: Kitchens, Bathrooms, decks/patios (if added), additional rooms/bathsKitchens and bathrooms tend to be the go-to, but all of those can help you get the most bang for your buck. just keep in mind that if the area is already of high quality, then it may not be the best area to spend the money vs something that is blaringly in need of an update.