There are plenty of areas that would offer great appreciation and some good ones for cash flow if you structure the deal correctly.

My goal is to have a mixture of cash flow and appreciation properties.

I am fresh in the industry of real estate investment and here to learn how scale in real estate across the country for cash flow and to retire in real estate. 

As such, I'd let the "2 years in the last 5 years" rule lapse given the low interest rate I got on the first and how well it is cash flowing.

But sellers typically prefer not to retain the buyer's contact information to facilitate a clean transition to the next transaction and avoid potential financial entanglements, It's essential for buyers to recognize that the original owner could reclaim ownership if the property was purchased from a title sale auction, with specific state regulations, such as a 2-year reclamation period in New York, Despite these factors, owner financing can benefit buyers by fostering a sense of connection with the seller.

The property has clean but old wooden furniture, a nice china set, clothes, etc.

I've often heard BP use the terms "Cash Flow markets" and "Appreciation markets", and they are generally referring to low-priced markets as "Cash Flow" and high-priced markets as "Appreciation". 

Are you looking for immediate cash flow through rental income, or are you more interested in long-term capital appreciation?

I come across both fix & flip projects, as well as stabilized cash flowing rental units, primarily small multi-family with some SFHs as well.

Are you thinking that you will live exclusively off the cash flow of your rental?