Background: I'm live in south Mississippi and have been doing real estate deals for about 13 years(rentals, STR, fix and flip...).

I have not lived in the property two years and feel that any profit I may make on a sale would get chewed up by closing costs and capital gains. 

Mainstream homeowner policies won't cover sober living because they don't account for the risk of multiple people recovering in the same home

Just think about when you buy the house, could you and your family live here.

I am starting with a small budget(100k-120k) so trying to understand which neighborhoods I should focus on, would love to get recommendations if you have :) I live south of the city and only like to go about 30 minutes away from home. 

I live in Peoria so you have any suggestions for getting started?

We are somewhat handy and would not mind fixing up the house while living in it. 3.

Should I be budgeting significantly more sense people are in and out of the property versus them living in a long time? 

I live in Stamford, Ct and Fort Lauderdale, Fl.

Start with a rental that has modest rehab requirements such as updating kitchens and bathrooms and make sure you qualify for permanent financing through a lending source that offers interest rates similar to that of  a bank.