My big question is that other than getting a good inspector out there, what am I missing? 

The inspector came out and provided the report 9/19/2025.  

Believing you will begin hunting for bargain properties across the country where multiple qualified contractors will be kicking down the door wanting to bid the $25K rehab while also serving as a free home inspector is wishful thinking.

Get a great realtor, lendor, title, attorney, home inspector, and GC on your team. 

It’s challenging to do rehabs in this market/neighborhood because of break-ins, reliable contractors, and tougher city inspectors, but with proper vision and goal this can be managed.

Start simple and get one Houston rental that cash flows on day one: define your buy box, run a quick price-to-rent check, and line up the core four team (agent, PM, lender, inspector) so offers move fast.

I hold both the Certified Property Manager (CPM) and Accredited Commercial Manager (ACoM) designations, and I’m also a licensed Home Inspector in Massachusetts and New Hampshire.I own and operate a property management company and am currently building an umbrella brand that brings together my asset/property management, construction and development, and future brokerage divisions under one roof.

3) Michigan has no licensing for property inspectors, so it's a crapshoot.

This person should have a teacher's heart and be able to connect you with the other members of the team you will need like investor friendly contractors, inspectors, lenders, and so on.In your position, and frankly all of our positions, you want to live below your means and have as much free working capital to invest, give to causes you care about, and save for emergencies.Then, look to add income streams by renting rooms to others or spaces for storage-even if you rent. 

Have a look a Z Inspector.