@Kendric BufordRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Find a property that makes sense financially, in an area of potential growth, ANYWHERE in the U.S., and in your analysis account for slightly higher PM fees.  

I just don't want to do that until the deed is recorded.

But it should only be attorney cost, the deed and recording fees (few hundred) , maybe a final water cert.

And it definitely CAN lead us to financial freedom. 

This approach will help minimize the potential financial risks associated with renovations and working with contractors.

My end goal is to have financial freedom in 10 years or less by bringing in $10k/month.

If they are separate, permits would have been pulled and the city will have records of those permits.  

They appear to be financial planners.

They focused on renovations that appeal universally.. think updated kitchens and bathrooms - and kept meticulous records of their expenses.