I live in San Diego and Im also looking to start investing out of state with little to no experience.

We are planning to manage it ourselves.We would live close by.I am currently reading and watching everything I can about landlording. 

Having lived in Tulum and Colombia, I will share my thoughts.

We lived in Jax for 3 years before recently moving back to the Orlando area to be closer to family.

Hi Eric, I'm an investor in Birmingham (as well as Atlanta and Indianapolis), and I grew up in Birmingham, though I don't live there now.

What type of population lives there.

Out of my 3 rentals, one was inherited and the other two we lived in and instead of selling when we moved, we rented. 

If you decide to do this make sure to plan ahead and track the income and expenses separately for each unit since LTR tax treatment is different than STR. 

Obviously new construction since that's the only way you can choose adjacent houses.We want to form a social connection by living next to each other, but don't want to be formally attached such as with an LLC etc.

I'd recommend having a bathroom, bedroom or open living space, along with a small kitchen so that there is some separation between you and the tenant.