Detroit would be a solid option if you're strategy involves a little more risk for potentially higher cash flow. 

And this does not even involve business or real estate!

Are there going to be banks involved, creative seller financing or all cash? 

Quote from @Garry Lawrence: I need advice on a serious situation involving a property I’m about to buy.

I work on projects across multiple states and have a strong network of contractors.Regarding when to involve a contractor, if it’s someone you haven’t worked with before, I’d suggest waiting until after the inspection.

These structures are significantly more complicated than a typical 1031 Exchange structure and there are inherent risks involved in the transaction, some of which are discussed below.

5k a I don’t mind if it takes a few years, and I’m willing to be as actively involved as needed to achieve my goals.

We are both 28 years old with zero experience prior to getting involved, she works for the business now and I work Blue Collar in the trades. 

I’ve been involved in real estate investing for over 30 years, so if you ever have any questions or need guidance, feel free to reach out.

That may or may not involve a trust.