I do not live within the city limits.

A couple strategies that could make sense for a younger person without experience could be a live-in flip or a house hack.

We live in 1 unit and are considering the pros / cons of making the other 2 units either short-term rentals or long-term rentals.

The short version is that you want a strong and diverse job market, low unemployment rates, a growing population, low vacancy rates and new development, affordability/cost of living, real estate laws and court system, good schools, and low crime.Check out the videos from Dave Meyers with BiggerPockets.

We do 90% of the work up front so there are no issues once a contract is executed.Is it difficult to get a lease in place if I still live in the home I plan to rent out?

I am interested in living in the basement, and renting out the upper unit on Airbnb.

It is always nice to live close to your rental properties (although not absolutely necessary), and as a military guy you are able to choose where you retire to.

Does not seem like a fun way to live.

That could mean working with an investor willing to fund the deal for a share of the profits or starting smaller with a house hack or live-in flip to build credibility, or putting sweat equity into a deal with a partner to learn and build your track record.

According to a recent study, there are over 35 million able-bodied Americans living on welfare instead of working.