Meanwhile take some STRs to pay the bills with narrow booking window so you can accommodate the MTR when they pop up.  

Define what aspect of the business you want to be in, what skills you bring to help make sure you are successful and find people that can mentor you but narrow down your focus to start with.

From there you would narrow things down to the best neighborhoods (amenities, schools, crime, renter demand, etc.)"

@Gabriel Almendariz I agree with @Brandon Goldsmith a lot of what you’re asking about will be solved by narrowing down your criteria.

Have you narrowed down an area you are thinking about investing in OOS?

Narrow it down to a market and then find a rockstar real estate agent in that market who can help you focus your search even more.Most importantly, make sure you build out your team in that market so that you have lender(s), contractor, property management, and a deal finder (or agent) who you like and trust. 

Once you narrow that down, research which locales are best suited for your aspirations.

Recently I’ve been researching and narrowing down my strategy for how I want to invest in real estate and i’ve narrowed it down to cash flowing small multi family rental properties.

Every property attracts only a narrow segment.

The value-add stuff is actually pretty easy if you can narrow down the things that really drive business which with your background I am sure you will be able to do.Cheers and good luck.