A good mix of LTR'S is a very good idea so that all your eggs aren't in the STR basket.I like tourist destinations where STR'S are heavily ingrained and almost impossible to ban or regulate out of existence.

Firstly, do you manage your own property or do manage mix of your own plus clients' property?

The problem you may run into is the lower appreciation rates compared to the South.Considering Commercial Real Estate:Have you looked at mixed-use properties?

These markets offer a great mix of affordability, strong rental demand, and steady appreciation.

With technology and the right culture property management companies can be successful with a mix of local and remote team members. 

Just wanted to avoid mixing family and business  

Creating the best mix of affordability and experience is something we care about very much - and our team is appreciative of this detailed feedback.

Mixed-Use Developments with Green DesignsEco-conscious development is on the rise.

If you are open to all these things, I think a healthy mix of BRRRR, Flips and maybe a couple turnkey rentals in there - BRRRR is likely the best bet (if you have the time/energy) and can unemotionally pivot some to flips or deploy some capital on great turnkey deals as a secondary strategy

., and mixing it with other business would cause much confusion.