I personally like the exit plan options and alternate job creating industries of college/mid sized towns as long as the regulatory environment is favorable. 

I'm going through the FHA process because this is a loan assumption and able to get a very favorable rate.I'm wondering if anyone has gone through this process being a pure real estate investor (no W2 or other income) and how they would handle this situation.

As an investor based in Columbus, I've witnessed firsthand the favorable market conditions here.

As an investor based in Columbus, I can attest to the favorable conditions here.

Secondly, DSCR loans offer favorable terms and lower risks, as they assess the property's ability to generate sufficient income to cover debt obligations.

It is not landlord friendly at all, the laws will always favor tenants.

Do everyone a favor and read on the requirements in the CA contractors license board on How to Become a Contractor before asking the forums.

It's a forum with very experienced passive investors where opportunities and sponsors are discussed and vetted extensively and LPs get favorable investor terms (and opportunities with institutional grade sponsors) due to the group investing at scale.  

This route may offer more favorable quotes, helping you make the best decision for your property and maintain your relationship with your current PM.

you'd need to live in it to get the most favorable loan terms.