I'm not a big fan of buying out of state unless you really have to, and you can scale a lot more easily in one area than many, so I would focus on a single market until you've grown large enough that there just isn't enough inventory in your own market.

We also of course have a large multiple insurance settlement that I want to invest intelligently which I'm thinking will make all of my goals possible.   

I'm looking to start with a duplex and scale up quicker that way.

Especially interested around the Fred Martin Elementary school area, there is a big factory looking building behind it, large block, seems totally empty?

I don't know how large that tree is but normally it cost us $1k per big tree or $1500 to remove it.

Eventually, I would like to supplement enough income to scale back to a 40-50hr work week at my job and break away from the turnkey side of it to further maximize returns. 

Some of the larger expenses-Interior/Exterior Paint, Storm shutters for a few of the front large windows, added additional cabinets to one unit,  New refrigerator from Dent/Scratch store after old one died,  Laundry units that tenant pays +$50/mo for etc. 

Hello dear BPers,I just landed a large multi family in Baton Rouge and will need local council. 

Or a really large condo that you could have roommates and/or AirBnB. 

Our tenants just moved out and left our home dirty with stained carpet (which was brand new when they got there) lots of scratches on the wood floor, holes in the walls, chipped paint and large scratches in walls.