Or should I really narrow it down to one?

@Sean Dillon figure out how to buy a 2-4 unit with FHA loan.Then rent at least one of the units long-term for stable cashflow.Try STR in another unit as well as the other bedrooms in the unit you live in.You may even consider living in the basement, attic or worse unit in the building to rent everything else out and max cashflow. 

I finally have decided to let all but one go and now invest with others in syndications such as large apartment communities, trailer parks, and even a steel manufacturing plant.

One never knows whether an area will gentrify but chatter on the street is money is flowing in the South Shore.

Why is no one talking about H.R.1331? 

i've had good experiences with The One Brokerage although they can't do 80% in every situation.happy to keep brainstorming if i am missing something

It's the one hill I'm willing to die on.

The biggest mistake I see out of state investors make is relying on others too much for direction and guidance instead of doing their own due diligence and building their own team that they actually meet and interviewRelying on one person who alleges that they have a 'team' built already that you can use as well can be a costly mistake.

I am in contract for a duplex in Grandview where I plan to live in one side and rent out the other

Quote from @Jordan Ray: Quote from @Chris Seveney: We have some leads on assets in the humboldt / jackson area in tennessee and looking to connect with investors in the area.I know one of the biggest investors in the area, his name is Dustin Ring.