Out of the three areas you mentioned, personally I would prefer Cincinnati in that list.

It's definitely ramping up, and I do recommend caution and personal research as well, but that is true for any out of town investment.

Again.... from professionals I haven't met and friends whom I know personally that run their own companies...I am curious, what is your policy on hiring friends (whom own their own companies) to work on your properties?

My perspective comes from a lot of personal experience, including a couple of properties I chose to hang on to for many years, because it would've been more expensive to dump them in the interim.

For that reason, I personally don't buy properties that fall under an HOA.Food for thought!

I appreciate the detailed suggestions and personal experiences you shared.

I personally like white trim, but if everything is in good condition and stained-just keep it.

(This should be cheaper because no personal items are insured.) and then insist the tenant’s get renter’s insurance.

After 1 investment property it's easy to be over your personal DTI ratio and to keep going you'll likely need a small local bank that looks at the debt service coverage and the risk.  

From what you've showed, I'd say your main focus should be working on your personal finance foundation rather than diving into an investment.