Meeting a 20% down payment to avoid PMI seems manageable, although would take a big chunk of my liquid net worth, and I prefer this route over using an FHA loan.

Besides reading and listening to podcasts, my wife and I attend a local real estate investor meetup that has been extremely beneficial. 

I am based in Virginia and licensing requirements here seem manageable.

For example it is my understanding that Big Bear allows it but whoever is managing the property has to live within 1 hour of the property. 

For my POH park I have a hourly PT maintenance manager who keeps our rentals in shape. 

The property has been vacant for over a year and is in terrible shape.

I manage hundreds of rentals and have had thousands of tenants, but I've never been sued once.

And is it purely an investment or also something for you to live in?

That makes the investing and property management a LOT easier.  

. - Lastly, the colors are basic and I think we're seeing a shift where buyers aren't just wanting the black/white kitchens anymore, maybe try to find some accent pieces you can add in for cheap.