However if you have funds in an IRA you can convert it into self-directed and get control over those funds and have virtually unlimited investment options.Subject of self-directed IRA is a frequent discussion here on the forum so I suggest you search using the keywords and educate yourself by reading other discussions. 

Personally, I view a divorce as a giant financial storm, and ya know what.. you probably have some late rents coming your way  (or missed payments) if they have to hire lawyers, not to mention whoever controls the $ will be a jerk to the other.   

In hopes of financial freedom and a self controlled lifestyle I have decided to focus on REI as my main business venture.

-2 to Nick and Williams advice ... going out of state is the WORST thing you can do as a newbie investor ... you give up all your control over your investment and have to rely on the kindness of strangers to keep your best financial interests at heart and make or break your RE investment for you.

My next feasible option would be the BRRR strategy, but that is dangerous here as the entire area relies on one industry for its economic prosperity, coal.

The city has ordinances about garages being left open and it's either install a garage door opener or give control to one tenant that cares and is willing to pay to keep it closed.

Have you figured out if it is under rent control??

For example if you're in rent controlled area, you may only bump up a little bit at a time.

It will be easier to control while you are still in VA.  

Maintain control everything you are responsible for.