You will need a bank roll and some massive tenant screening plus being able to recognize a good rental home.

Yes, those are a few areas we are considering, just because we know that, as you said, they are stable areas, tenant-wise.

Real estate is all about equity - IF you have equity & can make it work cash flow wise on your own through next Spring, you should do it. 

It is a pass-through entity tax-wise.

Dayton seems to offer more cash flow than Columbus, but hasn't had the track record of growth, population and value wise, as Columbus. 

If it is, then what do I do paperwork wise?

Audible was a wise investment because I've learned a lot about Wholesaling, Flipping, Managing Rental Properties, BRRRR methods, 4 square methods, Tax Strategies and so forth in a short period of time as I tried to figure out my niche. 

Ideally we'd like to fix n flip but experience wise Id rather wait to deal with an adu 1st, so I dont bite more than I can chew. 

I prefer to do much of the capex up front, its easiest when vacant,  it may not be the best tax wise as you end up putting the rehab into your basis instead of expensing, but i like to know im good for 10-20 years.  

Use it wisely!