Now.. call every property manager and ask what areas they like (zip codes) and preferred areas they like to manage. 

We are not opposed moving to her rental in NH for a couple of years, but this is the less preferred option.

I would prefer to use other peoples money to invest (using debt).

I would prefer a lights to not stick out that far to also prevent damage. https://ibb.co/28ZVcN3

Just shoot me a message with your preferred search criteria (price range, towns etc and your email) and I can set that up. 

Do you prefer to put the entire amount into one property or would you like to see it diversified across multiple properties? 

If its less than 100k then it is personal preference and your own risk tolerance.

If you plan to purchase more rental properties in MKE/WI then it would be best to structure the deals with their own separate LLC entity as most of my out of state investors who purchase/buy/invest in MKE/WI prefer to do it this way.

I prefer not to use my own money as I need it for Reno's so do you have any tips on if I can finance the downpayment from another source?

My preference would be to invest in-state, so for me to venture out of state, the ROI would have to be notably better than something I would be able to find in New Jersey.