In this market that's hard to find cash flow, I'd offer to look into a live-in-flip to get your feet wet & a solid understanding of rehab costs. 

Every time we build a new home, we add more supply to the market.

The office market may be nearing a turning point.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Obviously, the burbs out past 465 can be good appreciation markets. 

Huntsville, Alabama, is rapidly emerging as a top real estate market in the South, driven by its growing population, strong economy, and affordable housing options.

I also help other investors get started there with my team.It's a great market but you really need to understand the landscape and risks.

I found an off-market duplex with ADU that is non-conforming, and I would love to buy it to rehab it (keeping all 3 units).

Then 4) I would get laser focused on 1 or 2 good markets with a realtor that is also experienced with flipping and can help you find good deals. 

If you have a reliable trust-worthy agent who has connections in most markets you don't need a PM.