Hey Matt, I own 2 duplexes here in Columbus, Ohio and I would say that buying duplexes in an appreciating area would probably be your best bet.

You would have to get a relatively short term loan (5 years or variable) to buy the property and fix it up.

For my flips I have never felt I needed a realtor, and most of my flips have sold in a couple days for as much if not more than I wanted.For the house I am buying out of state,  realtor has been the best thing I have done.

We have helped many BP members buy their first property here!

I eventually want to buy properties in the Fort Worth, TX, area, as well.

Might be better too, so that you get in non-HOA neighborhoods and where investors are more spread out.Maybe someplace like Sanger, Lavon, Caddo Mills, Celeste, Greenville has a ton of options.While they may have sold to or allowed investors to buy, we're seeing more neighborhoods with HOA turn against investors.  

This is different than buying an existing location, with possibly an existing tenant, but the same demand premise.On the Urban office tenants moving to a suburban office space. 

unfortunately, they're not great at generating immediate, W2-replacing cash flow, even if you paid all cash, which is also something i would not recommend.if you want to dip your toe in the water and buy one - great. 

A developer buys a piece of land and divides it into 7 lots.  

I might tell you "fine, I'll buy it, you manage it, and I'll pay you the PM's fee."