But my market is still better because of my team and our personal enjoyment of non REI.  

I also enjoy having multiple functions of my business (bookkeeping, banking, and property management) in one software.

I also practice as a Realtor because I enjoy it and it is extra income.So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into.

Very much enjoyed that neighborhood..

At that point things are more of a gamble. 

A gamble on gambles of volatility moving certain ways in certain time windows..... 

I have read a couple of Brandon Turners books on house hacking and multi family and really enjoyed his writing style.

It is a simple value add.Get the permit and enjoy an easy value add (assuming it is close to $8k).good luck

I did my first long-term holds in Scranton after much research and have enjoyed a steady cash flow. 

But really enjoy busting the clays.