What companies like roofstock (and my own to some degree) do is make investing in real estate feel simplified and accessible.. and it can be! 

I opted to do my first turnkey investing in Jacksonville since I live in Florida and it simplifies things for tax purposes being that Florida doesn't have State taxes.

So it would not be accurate to describe our overall business model in the simplified version mentioned above. 

Not only does the beneficial W-2 income provide a great cushion for investing into real estate, the systems and process mindset with engineer type jobs is highly useful for creating a Real Estate Business.I develop automation systems and processes that simplify my Real Estate ventures using a number of apps and tools.

For example (with simplified numbers):If you can buy a property for $50k, put $50k into, and end up with a property that will appraise for $150k, you should be able to refinance and pull all your money out.If you buy a property for $450k, put $50k into it, and end up with a property that appraises for $550k you won't be able to pull all your money out.

As much as possible I'd recommend getting really clear on your goals in life and how real estate fits into those, and then iterate from there.If you are buying at a distance (specifically you're not moving from house to house and collecting houses as you go) then it would be a great simplifying factor to buyer AN asset or two with many doors, but there are other ways you could structure it so that small multis are the way to go.So, back to the root . . . what do you want to accomplish in life, and what role does real estate investing play in that?

I am looking to simplify my property management not create several work arounds. 

If I simplify it and say that every full gut rehab I get estimates on ex: standard 3 -1.5 -13-1500sqft has been at lowest 120k up to 170k which is very high and this is with a level 2 granite and an average 8mm vinyl plank,R-2 replacement windows (standard materials in my eyes) and I know what the estimated material/s costs are, some of the contractors are even providing them which I appreciate but then it’s their labor charge that’s usually more than double the materials costs and I have no way to measure that and make a case to them unless I compare estimates which I’m told is unprofessional.

For a tenant, a shorter grace period could cause stress associated with late payments, whereas, for landlords, a 5-day grace period could reduce stress, simplifying management but potentially reducing flexibility in handling late payments.While I see significant benefits for tenants regarding stability and protection, the proposal also challenges landlords, particularly in maintaining profitability and managing market-driven rent adjustments. 

I know I tend to simplify things.. but if I looked at it this way.I bought a home in twin cities for basically the same down payment as one in a cash flow market if that's possible I don't know if it is .. maybe you need a little more kish in Twin Cities.but everything being equal.. lets say you feed it 100 a month after all cost and cap ex etc.the other cash flow makes 100 a month.. lets say in a 10 year run your 100k cash flow home in Twin cities goes up to 150k  ( could easily happen right)so lets say you lost 12,000 so now your in it before tax write offs  112k  minus sales costs of 10k you have a net gain or IRR of 28k.Now lets say you buy a 100k home in a non appreciating market and make 12k over the same run.so now your in it 88k  lets say you sell it for 110k it went up a little bit which is probable but if its in a renter dominated market exit will be kind of tough.minus 8k in selling costs and your at 102k and or about 14k IRR.... so I know this is simple math but I put this out there for those that live in markets that may just break even or you have to feed a little and to run the math.. all is not lost if you don't make cash flow day one.If your in a market that in your educated guess is not going to rise.. then of course there is NO reason to buy rentals unless you make monthly money.. but if its ease of owning having your tenant pay off your houses as a worse case investment that's not the end of the world either.. so some things to think about other than lamenting I can't buy a deal and never do anything.