Pay attention to improvements that provide the highest return on investment, such remodeling the kitchen and bathroom.

Thanks for your guidance because without it we may have bid too high. 

I’m out of town this week but happy to give you my insight when I return.  

As for the first investment, I highly recommend starting small, like with a turnkey property or even a 2-4 unit multi-family.

Soft close on all cabinetry (think thats probably pretty standard in most areas now), dimmers on all light switches, mood lighting in kitchen, and cased windows rather than drywall returns.

I highly recommend hiring an attorney, at least for your first time.Some attorneys specialize in evictions.

Or will rates continue to stay high?

This is also why the amount of cash you need is 40% of the loan amount - the closing costs are disproportionately high compared to the loan amount because it's a small loan. 

This can be especially valuable for high-income earners who actively manage their properties.

In return, they will be motivated to get a job and pay back every dime owed while lavishing you with praise.