Go through some of the BP podcast/videos on evaluating deals.Your comment about SF being to expensive for 20% down buys, tells me that you have not evaluated any possible deals.First you want a deal that has cash flow. 

I would identify what you are looking for in an ideal property as well and go from there.

I'd rate myself pretty high on the DIY ability scale but it was rather easy and I think that most DIYers could install these systems after watching a YouTube video or two.

If things don't work out you simply terminate your leasehold interests, but if things do work well and you enjoy working with the current owner you put yourself in an ideal position to put very favorable seller-financing in place down the road since you are the one that has been managing the building, removing his tenant headaches, and already sending him a check each month.

We watched numerous videos, use zillow, propstream etc.

Ideally I would love to get a place that needs some cosmetic work done to get a bit of equity hedge.  

Any Advice on videos to get started with BP group that would help the most for someone starting out would be super helpful!

I'd focus on an area that you want to live and work and if that is also an area that does not have these threats, then even better, but if your ideal job is in a threat area I wouldn't pass up buying there due to the threats.Converting a house hack to a rental is relatively easy. 

Michigan) as well as your "ideal/target" deal right now.

Not an ideal demographic as a customer for many contractors.