Wanted to get some thoughts from more seasoned small multifamily investors on a few items or any other suggestions:- Any specific pros/cons of any particular states in SE (TN, AL, GA, NC, SC) to consider?

As a former house hacker myself, I'd suggest you try not to get too close (in terms of friendship) with your tenants - the tenant/landlord relationship can make it tricky to become friends.Do you have a price range or down payment amount that you're targeting?

Where I differ with most of the posters on this thread is that I feel solutions can be developed to address the problems and something similar to what the OP suggests would be viable. 

Most investors on this forum are obtuse to the complicated nature of macroeconomics, cause and effect.

I suggest doing your own research for data and assumptions (like rent, vacancy, appreciation/depreciation, etc.) and not rely on AI. 

For those that do not feel comfortable enough with excel to build out a tool on your own, I would suggest starting by taking excel courses focused on dynamic real estate modeling.

I don't suggest a P.O.

Nothing is foolproof of course, but having another investor in your market make a suggestion at least gets us on the right foot. 

Indeed, it's probably ideal to do the kinds of things my colleagues here and I have suggested before trying a $$$ seminar or mentorship of that price.

They can also guide you in choosing properties that appeal to dependable tenant demographics.Access to Reliable VendorsProperty managers have established networks of cost-effective contractors for renovations and repairs.