Ive owned property before so its not super scary to me, but I am far from experienced enough to see the intangibles that may cause problems down the line.

@Kiryl Ulanovich,You're on the right track:Get Pre-Approval from Hard Money Lender – Know your terms and limits upfront.Find a Deal Through a Wholesaler – Verify numbers and ensure it meets your criteria.Review the Assignment of Contract – Confirm terms, earnest money, and contingencies.Conduct Due Diligence – This includes an inspection (if allowed), verifying ARV, and rehab estimates.Submit to Hard Money Lender for Final Approval – Lender will review title, contract, and property condition.Title Search & Clear Any Issues – Ensure a clean title before closing.Close Through Title Company – Finalize funding and take ownership.Consider also lining up contractors early for a smooth transition into renovations.

If I am self managing my portfolio, what do I need to check/confirm, and what easily available tools are at my disposal (online, other) to help me do this? 

Let me know if I can provide any support. 

Get a gander at your competition and see what they are offering and take it up a notch.You might check Fiverr or TaskRabbit (not sure for interior designer) and see who is out there.They should be able to help you out remotely and without spending a ton of dough.

Now, tenant 1 texted me asking when he was going to get the sec dep back.

For a land strategy, going 40 miles out from a large city center and buying plots has always interested me.

Everyone's 401K rules are a little different but the way it works for most is you can borrow up to $50K or half the total balance, which ever number is smaller. 

So strange as they ghosted me

This strategy has worked well for me personally.