As your mix of properties grows, each one will be able to provide a buffer against each other.

A mix of the two? 

I think that would put you right in the mix of all the purchasing options and you will be aware of a lot of deals before they come on the market.

I am a mix of emotions on this one I guess.

The only thing is you need to consider is will a mix-matched kitchen and bath with outdated appliances, cabinets and fixtures will that negatively effect the rental rates you can get in your market.

Mixed up the monthly cash flow with the NOI.

Your multi state situation can complicate it a bit especially with the mix of community property/Equitable distribution states. 

I hate the pain that accompanies these economic events for tens of millions of people in this country and billions worldwide, but my goals will not change: financial freedom for my family, neighborhood by neighborhood rehabilitation, community support, giving back, and living with delight.

As per your second question, I'll quote some information from the Cromford Report:"Using the Intended Use (IU11) chart from Cromford® Public we can see that there was a dramatic change in the mix of transactions during the second quarter of 2020, compared with any previous quarter.Comparing specifically with the second quarter of 2019:Purchases for owner-occupied primary residences increased from 74.6% to 82.7% of all sales across Maricopa and Pinal CountyPurchases of second homes decreased from 10.1% to 8.3% of all salesPurchases by investors dropped from 10.7% to 8.1% of all salesPurchases by iBuyers fell from 3.7% to 0.7% of all salesThe dramatic collapse of iBuyer purchases means they are starting the third quarter of 2020 with much lower inventories than they started the second quarter..Investors were less active during the second quarter of 2020 and cash purchases were lower than normal too - they fell from 21% to 15% of all sales between Q2 2019 and Q2 2020."

Thanks to the Carl’s, mix’s, and Parker B for allowing me this opportunity!!