I've been investing in Columbus for 5 years now with house hacks and heavy rehab BRRR's.

If the house is too old then I’m not sure what I can do.

Look at Listed properties, open houses, for sale by owner (FSBO), wholesalers deals, any on site auctions you can find, and look at as many deals other investors own that they are willing to show you. 

We've been honing in on a pretty good development/investment formula that is working for us where we buy an existing single or multi-family house that can be improved or easily split into smaller units, and then we also add small new construction units to the property (townhomes or duplexes or cottages) and, generally, we rent them all out (though we have sold a couple of single family rehabs and we may sell the units in our next big project...

What condition is the house in, what is the rent, how many bedrooms and bathrooms, how is the school system, how safe is the neighborhood, etc. 

We operate in a 40 mile radius from our house.

Have you considered house hacking a 4 plex?

I watched my sister build a portfolio beginning with a single house hack in 1994. 

The goal is to identify undervalued properties, renovate them to high standards, and sell them for a substantial profit.

We are going to be converting our purchase into a halfway house/ sober living.