If priced correctly, 1 and 3 bed apartments also shouldn't be terribly difficult to rent (which is why it's so critical to buy right!)

You referenced other cash reserve, I do have some other funds to use towards whatever home we choose next so we aren't banking on these funds.  

No matter what you hear about Wholesaling our services are desperately needed in every community and if you choose this direction be proud to serve your community in this way. 

I own three properties total and I am currently on my 2nd house hack.Deal #1: Desc: House HackType: CondoYear: 2004Location: Uptown neighborhood of ChicagoDeal #2: Desc: House HackType: SFH (3 bed, 2, bath)Year: 2012Location: La Grange, ILDeal #3Desc: Short Sale, CashType: CondoYear: 2013Location, La Grange Park, ILMy goal is to build a portfolio of properties that cashflow 100K/year.

It's the same reason that Subway would choose to lease the space rather than buy their own building - lack of capital (or better use for capital).  

You are in Ohio and there are plenty of TK operators in your area so you could start there if that is where you choose to invest. 

So if you are looking at 2 bed units and the area goes for 800- 1,000 a unit you do not want to be at that 1,000.

I live in LA,CA and feel $20k is not enough for most REI stategies but I'm not sure, which is the reason for this post.I would love to get the most return that $20k would allow.I am open to all suggestions and will do my research on which ever method I choose before jumping into it.Thanks in advance.

Say to yourself everyday that you will never have enough knowledge and you want to be so good that everyone seeks you out and you can pick and choose who you want to work with. 

So which ever title company you choose will already have a closing agent.