I live in NYS what is the best way to tackle this without so much risk to me.

If this isn’t an option- see if you can find a partner to help you tackle the deal if you don’t have the funds to do the deal yourself.

Trying to tackle collections can be tricky like looking at the date of last activity and managing the negotiated payoffs correctly.Banks have a system where we can run "what if simulators" and rapid rescores. 

Would also be a value add but not as much rehab they currently mostly all rented out or will be shortly( recently vacated) 2 (2) beds are used currently for storage (34) 2 beds have market rate of 695(8) 3 beds market rate of 950Market rents of 31230 / 374,769Actual rents of 23560 / 282,730Owner’s expenses show much lower but I’m guessing realistically around 45% Market expenses 168,646Actual expenses 127,224NOI market 206,123/ 6 cap = 3.435 milNOI actual  155,506/ 6 cap = 2.591 milAre you looking into bigger properties in this price range if I’m not able to tackle both? 

There are a few ways to tackle this:  if you can cheat out some space, it is relatively easy to run hot/cold lines. 

@Ben Hosseinzadeh I agree with @Chris Seveney this is not a first time project to tackle. 

@Zachary Inman Atomic Habits is a great book in general for improving how you tackle change in life.

If I tackle a major reno 2 units can be two bedroom, they have the space. 

That's good that you found a great team around you to tackle this new environment. 

Afterwards you'll know if you feel confident enough to tackle that job yourself on the next project.