@Christopher Giorgi  Humor aside, my point was that with at least 1.5 baths, a home is a lot more attractive. 

I am just not sure how to attract out of state investors in any fashion.

Here are some examples of bad tenants:  Non payers, selling drugs in the place, attracting the wrong type of crowd, disrespectful to other tenants, hard on the units, etc..Another way to lose if to find tenants who are too transitory. 

Contrary to what you hear most trying to attract you is that it says it is the best way to go for people that do not have any money  and its fairly quick assignment fees. 

If so, a town home style may be more attractive.

Attractive women make a killing selling high priced property where I live.

Potentially makes the multi family house hack attractive if possible or finding a turnkey that is Airbnb friendly. 

With the smaller initial investment the primary residence may pencil out to be more attractive.

I have $20K saved up and specifically I would like to use that money to purchase a property in the $80- $100K range that would be in what I would consider B-C areas in attractive markets of either the Cleveland OH area or the Memphis TN area.

I also like the idea of having a nicer home, not only for me but for the tenants I could attract.