I don’t do any investing on my own at this point, for many different reasons, but the biggest issue being time to devote to that process.

That is fine, but more difficult so you will need to put a lot of systems in place to start and be good at handling issues from a distance.In terms of where you should start, I think you should look at which market will give you the best return of the 4. 

@Gang LiangJust wanted to give an update on the ductless heat pump mini split install.It's been a year and we made it through a cold winter and many hot days with very few issues.

@Jim Butterfield  Regarding the two duplexes that you'll be financing, two issues pop into my mind: why would anyone agree to discount them by 30%? 

(pictures of current house pre-renovation listed along with a second house-MISTAKE)July 23, tenants move out and return keysAug 31 First set of renovations complete, mostly cosmeticThrough Sep I negotiated with Norada and M.I.P to improve the renovations, I was not satisfied with work nor scope, they agreed to all items and improved the unit through Sep while it was on the market.Sep 12 Appraisal came in for asking price of $95,000, cost $495Sep 18th Third Party Property Inspectors found items, M.I.P fixed all issues, Cost $295Sep 28th, closed on the property, no tenant yetClosing: The closing was smooth, mobile notary came to my houseAll paperwork initially was signed via DocuSign, but ended up signing everything in front of the mobile notary at the end againElectronic copies were available post-closingNo issues with wiring money, etc.Post-Closing: Home is still empty, Reedy and Company Realtors, LLC is now the Property Management companyPictures of final renovations were provided after many inquiriesHouse rent rate was lowered to $965 after sitting vacant all summer at $1065I was not sure why they raised the rent so high during the closing process.

I know I should approach lenders with a deal as I would have a better chance of approval however I knew with my lack of down payment it may be an issue. 

Recently I started to look into sub metering or installing RUBS but both options seem to have issues.

For long-term buy and hold, would you take on a house that has foundation issues?  

I’m not particularly worried about them, they always pay on time and I’ve never had any major issues with them.

The best way to mitigate the 45 day issue is to shop early shop hard and get into contract as soon as you can.