The smell of smoke stays on people's clothing even if they smoke outside and is not a pleasant smell to many non-smokers.

Anything I buy will end up being out of state in time due to Transfers.I want to utilize the buy and hold method as the primary way to invest, but I am open minded.I would like to purchase properties in the 30K-60K price range... for now.My skill set is in the Electrical field.Those are the facts about my situation, so here is my Question:     Moving every 2-4 years has certain disadvantages to the game of Real Estate.  

I can understand a certain amount of fear or feeling threatened in the beginning, but I went out of my way to be super transparent and as pleasant as possible when I took over the building.

North of the river look to Norwood, Westwood, Pleasant Ridge, Kennedy Heights, Golf Manor, Mount Washington, Northside...Best is to just start driving around and look at what is on the MLS.  

If you could go back in time would you still house hack with 3.5-5% down instead of looking for a BRRRR property?

The only reason why I didn't because there is absolutely no way I could get that type of money in time they wanted.

Check out the local Meetups  there is the millionaire possibilities REIA and the OKC REIA as well as several other smaller more intimate groups you can find on Meetup.  

They aren't trying to find reasonable solutions just copy pasting what the socialist party have trained their supporters to repeat.The state is going to turn into a bunch of big corporate slum lords and tenants will be either trapped in dilapidated properties because the rent is cheap or will leave because everyone will be raising rents on vacant properties.The worst is the lapse in time eviction laws their are pushing.

I would pretend I didn't have that money and intimately learn my investment vehicle. 

I generally underwrite the properties fairly conservatively with the hope of being pleasantly surprised when they do better, but you should always run your own numbers and determine what your target prices/return are.