You want a property that has the highest probability of maxing out on appreciation.Once done, you would want to explore the options below to maximize your rental income:- STR- MTR- Rent by RoomYou should go into this understanding YOU will live in the worst unit - in an illegal unit in the basement if you can!

Another option is Wes Warren at Happy Homes.

You can use FHA and low-down payment options with duplexes, which inflates prices.

Real estate success is driven by demand, it sounds like you will have more tenant options and higher prices in Ft.

I would just be careful hopping back in now as interest rates and low inventory are making it very difficult if you aren't finding your own off-market options to buy.

As properties have begun to be paid off for me, that few hundred a month becomes a rounding error as real wealth and options become available to you. 

I am wanting to make sure I will be working with a title company that is familiar with wholesale assignment contracts, seller financing, lease with an option to purchase and possibly sandwich leasees with an option to purchase.

Happy to connect and talk about options.

My husband and I just sold a property that we were renting in WA state and will have about $90k from that sale that I would like to reinvest, but not sure what the best options are around here to make the most of our money.

In this case S8 is probably not a good option.If you are convinced you can find a great family that will take care of your property, then either option is fine for you.