There is also a New program that just dropped the down payments for 2-4 unit investment property purchases to a 15% Down Payment making it easier to afford for inventors now.I am also hearing about a lot of "subject to" deals people using Pace Morby's method or cruising on Crex to find deals.  

@Michael MurphyWhen deciding whether to amend prior returns for misclassified closing costs, you’re really weighing accuracy against practicality.

But then I discovered the BRRRR method, and it completely changed my trajectory.

I believe the efficiencies are being overtaken by new costs.

I feel like I'd like to start looking at more deals in different markets, as I'd like to make a purchase before the end of the year, but I need to feel confident about the following: (a) understand what returns I should be shooting for(b) have a fast 10-min evaluation system to make initial, high-level assessments of the deals(c) have a more in-depth evaluation method if it passes the sniff test. 

I do not post looking to offend; I am genuinely interested in finding a way to join the real estate business, though I am too low on funds for most other methods.

I also know it cost money, but maybe there is a way to add a bathroom.

You open yourself to a lot of options if your spouse if able to claim real estate professional status.That means all your rental activities(that you can group together) will be treated as active instead of passive.With the help of cost segregation studies, you can utilize the added losses to offset your other income such as wages, interest, dividends, etc.

I am open to all opinions and ideas to help me learn more about what kinda cost I am going to incur. 

Here is my linkedin page https://www.linkedin.com/in/james-lucenti/I work with several investors who utalize the BRRR method.