This is doing you no favors, and an absolute wrong way to approach it.Get an idea of what you're seeking, then research those cities yourself. 

I really liked what I saw and from some basic research, the housing/tenant laws seem to favor the landlord (unlike NYC).

This could be especially useful if you have high-cost debts to clear or other investment opportunities to fund.Cash-out Refinance:If current rates are favorable, or at least not excessively higher than your existing rate, and the cost of refinancing is justified by the equity taken out, this could be a smart play.

Why not make an interest return on this property right away, which I already am familiar with and favor, without having to find another property to re-invest the sale proceeds? 

With the expectation of entering a rate-cutting cycle, there’s potential for more favorable refinancing options as rates decrease.- Valuation Improvement: Allowing time for property valuations to improve as interest rates drop.Budget ConsiderationsIt's crucial to budget adequately to navigate projects to a safe point, typically requiring an 18-24 month budget.

What out of state markets do you find favorable?   

If this seller just renovated, hasn't owned it long and has a mortgage, your chances of obtaining favorable to you proper SF are low anyway.

Cash-4-Keys is a lazy-PM action, it's one to avoid doing the work and is never in favor of client.

Unless there are extremely favorable seller finance options.  

Do yourself a favor and stay with the devil you know!