The good news - there are plenty of family-friendly neighborhoods between St Paul and S Mpls which offer decent opportunities for a househacker - you just need to know where to look, what to avoid, and where the opportunities are (undervalued properties, under rented units, value-add opportunities).

I have several rentals in AL, MD and TN that have a decent amount of equity.

They might be a good fit for the aggressive terms you’re aiming for, but make sure to check their fee structures.CityScape Finance: Known for working with new lenders and offering reasonable terms.

Maybe have a decent sized pool of cash to take care of the occasional roof repair or personal expense, but almost entirely in real estate?

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Event with all that the sale prices have been over the list price on average close to 1.5% over, which would seem a bit counter.If rates end up dropping a decent amount at all the prices could rocket even with inventory growing again. 

The Philadelphia market could be a decent option for you, as with your liquidity, you could potentially get into a couple of cheap rentals to start building equity and get a little bit of additional income.

., Airbnb), mid-term, or long-term rentals.Individuals who are coachable, hardworking, and value time and freedom over aggressive scaling.

You don't need an LLC to be an actual business, and an LLC isn't a guarantee that someone won't be able to go after your personal assets as they're "pierced" all the time by decent attorneys.

If it could do it what it claims to do in a more streamlined and organized fashion, it could be decent.