Sad, but I don't have other choices if anything HVAC will just be stolen or ripped apart for 5 f**king dollars in scrap copper anyway.

Calculate what your ROI is on each of your choices, and then make a decision.Yeah I know some of these choices are hard to calculate ROI on. 

I first thought a SDIRA was the correct choice, but the more I read about them, the more restrictive they seem. 

You have choices and the best one is to buy.That's my 2 cents.  

@Catherine Emert I see you have made the choice, it’s always best to be the PRO.

Among other factors that I just can't seem to grasp.Also I can hopefully invest in both markets in the future after I've gotten a couple of properties under my name, for now I don't want to overwhelm myself with choices. 

I went through the 203k process on my first home purchase, and I'll be honest, it was trying.Freddie Mac just came out with a new product called the "Choice Renovation Loan":https://freddiemac.gcs-web.com/news-releases/news-release-details/freddie-mac-announces-choicerenovation-latest-solution-financingand I've heard that it's less complicated than 203k.

@Bryan Malone good market choice!

Some good choices you have there!

There's an extreme shortage of housing in SE Ohio...if you can own it, I guarantee there is a tenant paying top dollar on housing choice voucher...one of the great things about this business is that you can make it work anywhere (despite what you hear)...Link up with your local metro housing authority and see what they have to say about the state of things...they can be a great partner.