Track patterns, not one-offs .Maintenance triageLife-safety and habitability = immediate.Nuisance items batched into one visit to save trip fees; set boundaries for light bulbs, loose handles, squeaky doors .HVAC filters and tune-ups on cadence with photo proof; replace only when failure or at turn unless risk dictates .Turn standardScope template: paint touch-up, flooring repair, caulk, deep clean, locks rekey, curb appeal.Do big upgrades at vacancy, not with tenants in place, unless safety or leakage forces it .PM accountabilityExpectations doc: response times, approval limits, photo receipts, monthly owner update.Calendar check-ins: delinquency on the 6th, vacancy every Friday, turns twice weekly until listed .Biggest time sinks and how to cut themBack-and-forth on minor work orders: batch and set thresholds; teach PM what’s urgent vs optional .Chasing updates: standardize touchpoints and require proof-in-photos for work done .Overpricing vacancies: use ranges, listen to PM’s on-the-ground read, and choose speed over squeezing the last bit on your first units .Quick wins when inquiries slowPhoto order: lead with the best exterior at golden hour, then kitchen, bath, best room.Price bracket tweak: drop to just under a common search filter and add a move-in credit line in the first sentence.First 5 photos tell the whole story: light, clean, and your three sell points up front.Your next movePick one property.

Small, consistent reps win.

Just make sure the deal’s numbers leave enough room for both the lender’s fees and your investor’s return, a tight margin can turn a win into a loss fast.As for the property, look for cosmetic flips where the work is mostly surface-level (kitchens, bathrooms, paint, flooring).

Quick win: make a list of 20 warm names, book five 10‑minute calls this week, and end each with who else should I talk to?

You get your ask and make the terms a win / win for everyone.

Set a purchase price to buy within 3 years Owner retains title and ownership and pays taxesI pay lease, insurance, and all other expensesI rent out the space during the three yearsOwner adds my lease payment (or percentage) toward purchaseI am wanting to present this plan to her and her son soon if they are open to a residual income for a while and if it presents as a win-win. 

If I buy at the foreclosure or tax sale I call my insurance broker as soon as I win at the auction and get builders risk insurance on it as of that minute.

A local bank might offer a more personal touch, but unless they provide something special like easier access to local vendors or better rates, national banks usually win on convenience.

Build the team before you build the duplex.You’ll want:A lender who understands new construction for small multifamilyA GC who has duplex/quad experience (big difference from single-family builders)A property manager (even if you self-manage later) — they’ll help confirm rents and layout efficiencyA CPA who gets depreciation + construction financingRookies win faster when they assemble a squad early.You’re doing it the right way — one intentional step at a time.

Investing in barrier markets or neighborhoods is a winning recipe!