Do both cities zoning make it very hard to build 2-4 unit properties? 

My city is the worst it's ever been.

If you plan to actively invest in 2025, see if you can name ONE city/metro region that made the NAR's 2025 TOP PERFORMERS LIST!

Electric: is the easiest to split, but may require holes cut in walls to separate the units.Gas: gas lines aren't as flexible as wires, but it can usually be done affordably.Water: most cities will NOT install additional water meters on a property.

I am also a huge believer that with massive affordability issues in cities people will start to migrate to smaller towns that they can afford.

I’m naturally inclined toward this area because it’s within driving distance of major west Coast cities (L.A., San Diego, and others)—making it feel like a “natural” choice for a regional traveller wanting to get away for a short weekend. 

Quote from @Tannia Castro: I would say the key would be to narrow in on an area (this could be a city if you are not from that area and investing remotely), or this could be a part of the city (some local streets) if it is in your backyard.

I'm not counting those since I don't manage them, but I typically avoid cities and states with laws antagonistic to landlords.

One of the other factors that kept me from pulling the trigger is that the city has never passed any real STR regulation.

A small mountain city.