So both are easy "no's" for me (and no need for me to go to my additional critera...but where both also fall short in multiple areas).A different investor coming from a different place will feel differently (and may love both).

I have a background in freight transportation as well and actually lived in Toledo for a short time.

or... better yet, start with a live in flip.

I started with an Airbnb, added several more, I am completing my second BRRRR and have successfully flipped 2 houses this year in Austin, TX where I live.

I live in Belguim so markets are very different here.

Pre-understanding of the area/market, willingness to fix and live in an outdated and damaged home.

We will be doing a short term rental on the top unit (3bed/2bath) while living in the bottom unit (3bed/1bath).

Oh well, live and learn. 

Local contact must live in the area and be able to respond within 20 minutes.

Assuming you don't want to create additional management work for yourself, it's possible that higher value properties may give you the advantage of the higher capital outlay without additional work.