Those are just a few of the reasons that growth doesn't explode magically even though on paper it looks possible.There are some people who do have some skills/experience in aggregating and do grow faster and bigger than others.

Keep turning your primaries into rentals when the timing is right, but don't ever sell any of them unless you absolutely have to. 

The draw back to these loans is that they are more paperwork heavy than the other "portfolio" types of loans....but if you have ever received a loan on your primary home, it's likely that you will go through the same type of paperwork here with conventional lending.

From there I want to grow into having a portfolio that could change the general trajectory of my family's financial wellbeing.

You absolutely CAN do this without ever going and visiting the market you choose.

Columbus will likely see the fastest appreciation just based on the rate the city is growing, but in Cleveland you will see high cash-flow and Cincinnati is a great mix of both. 

Do debt funds ever offer 100% funding for a purchase and 100% for rehab?

Initiation of these loans can also take a bit longer than normal, which could hurt your chances of closing if the seller grows impatient.

City is one of the fastest growing in the country and are spending money in these areas.

So there's this deal right , Class B new build in a growing new community with a k-5 school to boot.