My thinking is increased value and cashflow on a long term hold.

You might make it work if you can find a way to increase cash flow aside from the basic long term rental strategy. 

These areas have more affordable properties compared to Boston and are showing signs of growth, especially with infrastructure and job opportunities increasing.

As far as commercial goes, we've been seeing a lot of activity in the multi-family and self-storage space.

If you are self-employed and do not report much income, you may also want to look at other NOnQM programs such as a Bank Statement Loan or P&L Only Loan.

In practical terms, even if developers have more capital thanks to lower taxes, the increased costs for materials might force them to rethink project feasibility, adjust pricing strategies, or even delay or cancel projects altogether.

I'd like to know how self-management is going for you, I've self-managed and was quite lucky with my first renter and not so lucky after!

Yes you will save some money by self managing but more important you will learn what it takes to manage a property. 

However, I’m actively managing my investment, taking on risk, and improving the property, which has significantly increased its value.

To move forward, determine whether you prefer local or out-of-state investing, cash flow or appreciation, and self-management or hiring a property manager.Good luck!