The internet makes the world very small.As far as buying out of state, one challenge I did not see any other replies mention is your occupancy. 

Modular, on the other hand, which I also deal with, you can do a mod and put it in the city limits but would cost as much or more as a stick built, more if you go with a two story.You're much better off going with an existing duplex

Alex,There are a few other options when it comes to your situation to get the cash out of the home. 

Let’s connect and help each other grow.

I work extensively funding deals for flippers in KC  Toledo  Cleveland Baltimore city and a few other markets in mid west..

We'd love to have you interview with us at Keller Williams.While I don't think any brokerage publishes numbers, I think we likely have more investor agents than any other company. 

Since you have more time than capital right now, consider side hustles like Airbnb co-hosting, property management for other investors, or even leveraging your nursing background to consult for mid-term rental owners.

Has anyone had any issues accessing Stessa website from Win 11? 

I’d love to connect with others who are house hacking or rehabbing in the area and share experiences.

Long term I would like to continue to grow as a PM but also be able to spend time weekly or monthly with other departments to better understand their procedures, tasks, and how the department should be ran.