I had 5 houses with them that were terribly managed (placing bad tenants, extremely high rehab costs). 

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years. 

I do not judge anyone that sees a high projected return and becomes interested.  

I could come up with a down payment for an investment property in a different state easier than my home state at prices are pretty high in the 300-400 k just for townhomes.

We bought a property that we feel is assessed by the our local government too high.

For example: We provide tax preparation and advisory services to people who invest in commercial (including multifamily) real estate, and high w2 earners investing in short-term rentals.

20% is not high for managing a STR.

There's so many catalysts for population and job growth (Intel, Honda, Amazon, Nationwide Hospital, etc).

Any trusted registered agent or advice will be highly appreciated. 

Interest rates are NOT high right now.