For that likely need a local brokerage working on the kind of real estate you are interested in at a high level.  

A range of neighborhoods, risk levels, property types, strategies.

@Santhosh Nair  each strategy will come with a different level of risk, varying degrees of active participation, and each will net different results.

Multi state returns may be needed at both entity and individual level but of course depends on your entity structure.

I am sorry for such a low level stump so to speak, but I am torn on this and my network of support is lacking since I haven’t put the work into building it.

It's out of sight and out of mind, and I'm very very good at pretending it's not even there.I will receive a draw for the first 3 months which will actually put my income at the same level it is now.

I would start by finding out what the going rates are for General Contractors in your area, and use that to come up with an estimate considering his level of experience. 

Here's how I do it.First, and foremost, I want to make sure there is good population growth, at the MSA level and the local level.

What you mentioned about being ethical and putting yourself in the tenants' shoes is basically following the GOLDEN RULE: do unto others what you want others to do unto you.And the golden rule has made me "gold".I rehab my properties to be at a level higher than the market where it is at.

Every mission/operation has some risk, the trick is to find ways to mitigate that risk to acceptable levels.