I have a mixed bag of renters: some use no assistance, some are section 8 and some are non section 8 but have used some housing program assistance (such as deposit + 1st month of rent).

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?

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

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.

Just wanted to avoid mixing family and business  

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

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

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