Because you mentioned BOTH cash flow and equity (appreciation, forced or market) I would seriously look into Ocala Florida.

The unemployment is the lowest in the state at 2.8% The Cumulative labor force has increased month over month by 12k. 

But the gist is, should it pass: a city would not have the right to force people to register/seek a permit to rent their homes nightly.

We went from 15 offers on a house on day 1 of listing to 30 days on market with no offers.Buyers are being forced to accept their housing situation whatever it may be.

Personally, I think house hacking is one of the best RE strategies (and it's the best way for a beginner to get started)--so that's been my bread & butter for years ...though, I've also done BRRR's and a variety of forced appreciation strategies, too... 

I hear you, I'm in the same boat here in FL and want to gravitate towards investors as well exclusively.

Had we held a HML for the acquisition costs with a timeline running out in a 3-6 month window, we would have been forced to refinance with a high interest loan with terms that were not advantageous across the board.

It's funny to say that but I love you mentioned this mainly because most wholesalers try to force a deal to happen.

When looking for a home, should I look for a ran down type of home and take a rehab loan to force equity, or should I just buy one already turnkey and start renting the rooms out to people while making positive cash flow?

That puts the CoC return at a very anemic 3-5%.Should I just ignore the fact the deal will barely cash flow and take the overall handsome return due to forced equity?