Maybe it was out of your control, but one thing weird to me, is you came here for expert advise, much was given, but from what I can see none taken/implemented???

my best advice is something like this:Find someone to shadow and watch them plan and implement things like marketing campaigns, seller intake and closing calls, appts, etc. 

Implementing the proper legal and financial structures can help shield your personal wealth, reduce your exposure to litigation, and limit access for potential creditors.

With a Conventional Loan you can buy a SFH, Duplex, Triplex or Quadplex with as little as 5% Down if it is your primary residence as long as you have the intention of occupying one of the units for 1 year after closing escrow.This is the strategy I have personally implemented and have assisted many of my investor clients in doing the same. 20% Down is also beneficial as it keeps your payment low but it does limit your ability of buying more real estate faster.i would be more than happy to discuss the different strategies with you over the phone or in person.

Nicer light fixtures and dimmers is indeed a great advice, will implement.

I do believe the Tardus strategy is smart and I intend to implement it in the near future.Thanks! 

I saw an opportunity to implement the BRRRR method here.

So by using the Tardus “system” (which anyone can easily implement and which has been discussed for many years on BP), an additional $466 was earned at an increased risk.  

Implementing the proper legal and financial structures can help shield your personal wealth, reduce your exposure to litigation, and limit access for potential creditors.

Regarding tenants, you typically want a standard list of requirements: i.e.4x rent in take home pay, verified with paystubsCredit Score above 700No evictions on background checkNo felon convictionsConfirmed landlord references for last 5 yrsThe reason I say it is collaborative is because if you are buying in "higher" crime areas, lower income areas, etc, the list above may be too stringent for the typical tenant looking in that area.