We build a 2 bed 650 sq ft floorplan on a stacked triplex design in columbus urban core where property values are the highest. renderings and floorplan attached. 

After that, I would start with a turnkey property so you can start developing your core-4.

I wouldn't be scared to invest our of state - but don't do it without building a solid core that starts (IMO) with your agent (ideally an investor friendly agent).

The core 4 is essential to long-distance investing.

Establish your Core 4, identify a strategy and choose a market that aligns with it.

I'll shoot you a message if you want to chat further we post our services in the marketplace for this and do it on infill lots close to the urban core (43203, 43205, 43206) where density above 40 dwelling units an acre is supported.

The ADU regulations (which vary in significant detail on a city-by-city basis) in San Diego compel the City to allow the use of the existing water and sewer services, but the costs for the homeowner to extend them to the ADU are on the homeowner.In terms of poking holes, you're missing the horizontal costs

There core business is selling houses not PM and I wanted someone whose core business was PM.  

By doing just that, you'd be able to easily create a team who will be your core four to your real estate investments helping you reach your goals.

I grew up here and worked in the core city areas as well.