@Dylan L Villano,

Hey Dylan - welcome! You're asking all the right questions, and your HVAC experience gives you a huge edge that most new investors don’t have. You already understand what quality work looks like and how to spot bad renovations, which will serve you well in vetting flips or turnkey rehabs.

If your goal is buy-and-hold in B-class areas (great choice for stable tenants and fewer headaches), you’re looking in solid markets. Ohio in particular can still have 2–4 unit options in the $120K–$200K range, often already rented and professionally managed—perfect for a busy W-2 investor like you.

Here are a few ideas to help get started:

Start analyzing deals now (even if you’re not ready to buy yet). Look at active listings on Roofstock, Realtor, or investor turnkey providers. Learn how to calculate cash-on-cash return, cap rate, etc.

A single-family rental (SFR) might be a great "training wheels" investment to get your feet wet before jumping into multi-units,especially out of state. Many first-time investors start this way, then scale.

Turnkey rentals in the Midwest and Southeast could be a good fit for you: they’re rehabbed, tenanted, and managed from day one. Think areas like Columbus, GA, Akron,OH or Memphis.

Build your team as early as possible. Even if you go turnkey, you'll want to vet the property manager, lender, and realtor/investor agent to ensure they align with your goals.

Also, totally hear you on the logistics of remote remodeling. That’s where either working with a trusted operator or buying rent-ready is key (especially while you're still working long hours).

Happy to share what I’ve seen work for busy professionals investing from a distance!

Best of luck!