Fundamentals change neighborhood to neighborhood (i.e. appreciation potential), inventory/absorption issues may exist, rogue city council members and/or registered community organizations can make neighborhoods less appealing with little oversight which impacts value and marketability.

I'm looking to start off in areas with lower costs coming in, preferably under $100k single families but definitely under $200k.These markets are particularly appealing for novice investors, especially those from California, as they offer more affordable options compared to local alternatives.

but i understand the appeal from your perspective. 

Focus mainly on kitchen and bath remodeling for biggest bang for the buck return on appraisal value and appeal for buyers. 

Quartz countertops are durable and widely appealing, and neutral cabinet colors like white or light gray work well.

Texas is still appealing for first-time buyers, but affordability is getting tighter due to rising demand and property values.

Would it be worth it to invest in a less expensive unit just outside of the strip or is having a place within walking distance the biggest appeal?

We have a lot of cheap single-family homes in certain parts of Milwaukee and they have an irresistible appeal to new investors!

I like AHP but the 12% taxed as ordinary income wasnt as appealing as other investments with higher returns (but more hands on than AHP).

It will only cash flow about $150/door/month, but I tell you this to point out that cash-on-cash returns are nice to analyze, but I am getting to the point that something that cant be an infinite cash-on-cash return at some point in the near future just doesnt sound that appealing.