This is not a no-money game; you will need capital.

The company I use in MD takes 1/2 of the first years savings so it is a no brainer to have them appeal for me. 

Of course your tradeoff is leverage, ROI, and tax write-offs; but again, if your goal is just to replace your current income it seems like a no-brainer to me.

But when that $7k can make a $40k, $50k sale price difference, and yes I have seen that many times, it should be a no-brainer. 

Option 1 seems like a no brainer...likely spending $50k to make hundreds of thousands in value add and future ROI...and it's a known outcome. 

Quote from @Anthony Taylor: Yes that seems like a no go...

Lifestyles has several free workshops streamed live every month. https://freeworkshoplivestream...I consider their basic membership to be a no-brainer for anyone doing any kind of residential buy & hold investing.What I didn't expect when joining Lifestyles is that it would propel us into multifamily investing. 

I dont like the ideal of prospecting 5 days a week and im a single dad so the weekends are a no-go. 4 days for calling 3 days for follow up and appointments. 

My entry into RE was a no-doc loan (technically low-doc) decades ago and it must have spoiled me. 

NO problem :) For me a direct lender this is a no go full stop..