That makes sense for those that have a long time horizon and genuinely enjoy their W2.

That being said, if you are not going to find a deal to rehab and force equity, I would aim for a newer property that does not have major improvements or repairs on the horizon... one new roof or AC throws that math out the window.

But only you know what your time horizon and goals are.

Expand your horizons to better markets where rental rates allow you significant cash flow. happy to help if you need to know how i did this. 

Your post mentions buy and hold, so assuming a longer horizon I like Columbus as an area where you can still cash flow positively and also capture more appreciation.

However I likely need to return to the office once the pandemic stabilizes, but in terms of super long horizon I'm excited to see how I can make working remotely work!  

I think the answer for other people would depend on their age, how active they'd want to be (along with experience level), the amount of risk one is comfortable with, and the desired time horizon of the returns....just to name a few factors.If it were me, now that I'm older and experienced with REI, I'm looking for passive income from what I know. 

There seems to be an impending crash or serious market correction on the horizon.

I think I need to expand my horizons a bit.

Excited to learn, grow and expand our horizons.