Get a few deals under your belt first and get comfortable with the nuts and bolts of the business, then worry about such details. 

Its been a busy side job but very fruitful.

I know most will think we are nuts but I am an appreciation and value add investor basically. that house went down to 150k but its now back up to 260k..

Very accurate, nothing wring with buying right and later enjoying the fruits of your labor.

i agree the Forums or this post may bare fruit for you.

Wrong wire nuts for transitions to copper?

Gather the reputation that the tenants best interest, as long as their piggy banks are oinking, are kept in mind, with a fruit bowl as a welcome gift. 

Who will also drive you nuts.

@Brian Gibbons  us developer builder types go to the planning department and get a copy of their zoning and lot map.. shows every lot in the city and what its zone.we then stick it on the wall.. and start to identify our targets.. it gives big picture and little picture I am a map nut when it comes to visuals. 

You are in a great situation being ambitious, young, single, no kids, and flexible ... yes, starting out is very difficult as it can take years before you start to see the fruits of your hard work, especially before you lock down your first investments; just have to keep at it and have faith that your hard work will pay off in the long haul, so long as you keep at it.You mentioned sales ...