How comfortable are you with the idea of trusting agents to lead showings versus allowing prospective tenants to tour properties on their own? 

Then start analyzing deals so you get comfortable with that process.

I'm curious if you'd feel comfortable PMing me how your tenants do it and if there's simple deterrents.

Then what can you do to feel more comfortable?

I have always had an interest in flipping houses because I get really excited to see run-down houses, walk through them, and come up with a design plan.

I found an area I felt comfortable living in and I bought a house with an FHA loan.

Adding and making better could sell or rent faster, but it won't get you more than what the market ARV and rent is set at from other similar comps in the area....and your Interior Design background will help, if you you it mostly as an understanding of cost. 

Investing in features like high-end appliances and modern designs yielded a higher ROI.

@Desiree BoardWhen deciding between investing locally or out of state, and whether to self-manage or hire a property manager, consider your goals, comfort level, and resources.

Communicate with your tenant on tasks you are uncertain about and confirm if there are comfortable living with fixes you completed or if they would like a professional.