I think the lesson here is to interview potential agents about how they handle difficult communication, unexpected findings on inspection reports, etc.

Here's some background that might be helpful: My mom died last year unexpectedly.

If you buy right and learn to run your numbers correctly you’ll always have enough money to cover your bills barring an unexpected loss.

Will you have the time, resources, and mental commitment to dealing with tenant issues, maintenance, and other unexpected challenges that arise with property ownership?

Quote from @Michael Smythe: @Nicole Sweat Martel stopped referring our company because we wouldn't support their optimistic numbers on purchase price, rehab budget, ARV and rent.We also dealt with a lot of novice investors who didn't seem to want to take the time to understand the process and the challenges.ALL investors should understand that when renovating old homes, there are unexpected surprises that no one could predict.

Considering the potential for unexpected costs, especially with the unpermitted addition and the need for significant updates like roofing and windows, the profit margin seems tight.IDK, the significant dip into your savings for a project with many unknowns could strain your safety net.

I was hoping that we could continue investing this way because we wouldn’t have to worry about big, unexpected costs while dealing w/tuition.  

Keep a keen eye on economic indicators, employment rates, and local development plans to gauge the overall health of the market.Maintenance Costs Can Sneak Up On You: It is easy to factor in property taxes, insurance, and regular maintenance, but unexpected repair costs can throw a wrench into your financial plans.

i want to buy a another 2 family, but not house hack.. the electrical component won't come until November 2024 and then I still have to split other utilities should I wait till that project's done?

If you want to stay in the active real estate game but not wanting to buy right away you could 1031 into specific DSTs that have a 721UpReit OPTIONAL component.