I would start by partnering with someone very experience and probably focus on BRRRR strategy on $50 k to $75 k SFR fixers in Tacoma, Lakewood, Lacey, Olympia, Tumwater, Arlington, Mt Vernon or Oak Harbor.  

I'm keeping up with small multifamily properties on the MLS and doing financial analysis of some deals, and I just don't see the type of cashflow I want right now, unless I want to chip in thousands more of my own capital as a slush fund should the market crash in 6 months and I'm holding the bag on a multi that doesn't cashflow or break even when it has vacancies.  

Oak Lawn for instance is a nicer area, nicer schools, slightly lower profits. 

Selling is taking chips off the table.What you're describing is not selling per se, its more risk IMO

If they pass, Sedona city limit STR's will be tapped out, and Village of Oak Creek and some other areas will become prime STR areas and should be unrestricted by these new laws- in terms of a STR percentage cap.For investors that are not comfortable with the above "sweet spot", there are nearby areas between $450k-$700k that are giving similar returns.I hope this helps. 

Places like South Lyon, Livonia, Berkeley, Royal Oak, Livonia, Brighton, Novi.

North Linden, South of Main, Vassor Village, Woodland Park, MT Vernon, Milo-Grogan, Franklinton, Merrion Village, Hungarian Village, Southern Orchards, Driving Park, Olde Towne East, Franklin Park, King Lincoln, Old Oaks, Livingston Park are all but not limited to some areas in Columbus, Ohio I think will gentrify quickly and make for great long term buy and holds.

Million dollar homes a few blocks away in garden oaks.

I am currently in Lenexa near oak park mall if you're familiar with that area.

Otherwise, you get this:  Vehicle storage, Semi and Trailer parking, growing mushrooms or Tilapia in doors, paint ball, daycare, indoor sports complex, indoor golf complex with Beer Haus, Indoor Tennis, Indoor training center, Local Distribution center- twinkies, tortillas, sports drinks, chips, etc., Go Cart track,  The key is if you can bring value to the location, that is what creates the value, not the building.