You should figure out what your Niche and Strategy would be first.The Best Beginner’s Real Estate Investing Course OnlineModule 3 explains Niches and Strategies.I will be Flipping Single Family Houses (to make Cash) and reinvesting that cash in additional flips and also Buy and Hold Single Family Houses and Small Multi Families up to 4-plex for long term.I have not narrowed down my Area (Zip Code) yet.You could also House Hack your first Property while LearningHere is another post similar to yours:https://www.biggerpockets.com/forums/12/topics/413684-i-pondering-what-to-do-next-want-to-make-a-good-investmenthttps://www.biggerpockets.com/forums/12/topics/413149-what-direction-should-this-newcomer-go

So i redone my living room, redone the floor and bath, the kitchen was fine, but I added new counter tops and a open box oven that cost 60% its retail price and after 1year later I got an appraisal of $87,500, and sold it for 86k and some change.During that time I was always scared to continue my venture in either quitting, and ponder why did I blow so much money on a crappy home?

I don't think a 10 mile radius is anything but a one mile could create some pondering unless you've got an investor already there who loves that niche.My guess is you're going to need to employ a variety of strategies to maximize your return.  

so I'm pondering WHERE (all) in the USA he is doing that level of LO to purchase, and on what terms??

I printed out your replies so I can review it and ponder the best course of action for me.  

Here are some questions to ponder... 

We were originally thinking of doing a single family but have pondered the idea of getting a duplex and doing a live in rental with a FHA loan.

You should figure out what your Niche and Strategy would be first.The Best Beginner’s Real Estate Investing Course OnlineModule 3 explains Niches and Strategies.I will be Flipping Single Family Houses (to make Cash) and reinvesting that cash in additional flips and also Buy and Hold Single Family Houses and Small Multi Families up to 4-plex for long term.I have not narrowed down my Area (Zip Code) yet.You could also House Hack your first Property while LearningHere is another post similar to yours:https://www.biggerpockets.com/forums/12/topics/413684-i-pondering-what-to-do-next-want-to-make-a-good-investmenthttps://www.biggerpockets.com/forums/12/topics/413149-what-direction-should-this-newcomer-go

I'm pondering between "flipping" and "buy n hold."  

As many of the other investors, I have been pondering the same.