@Don Konipol  Don talk about a book on this subject by I think its Jimmy Napier which was written years ago But Don says its the bible I personally have not read it As I got my education working for a HML in Oakland CA and got on the job training as it where .He was a legend and I was very fortunate to find my way to his company and then eventually end up running it.

We invest for long term buy and hold in good areas B+Due to extreme highly demanding W2 jobs we are looking for credible FULLY vertically integrated turnkey companies to partner with.

However, as @Chad Hale mentioned, only if you can afford it - meaning both financially and mentally (e.g. how stable are both of your jobs, how long will it take you or your husband to find a replacement job, how much you have in reserves, and whether you guys are in a position to withstand that mental stress, etc.)When you mention 8k monthly, I am assuming that's net profit?

For instance, things like death, divorce, job loss, natural disasters, heath issues, etc may cause you to change your plans unexpectedly and may change what you do with your home as a result.

•You persevered and did what it took to get the job(s) done.

If there is one thing I would do different is: I would invest Out Of State in markets that had sustained growth, strong job numbers, were safe and desired, and had favorable Landlord laws. 

I'm falling way behind my plan, and with my W2 job becoming unbearable I want to accelerate my RE efforts. 

Do you have contractors to get the job done? 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I’m an CPA working in the audit practice and dreaming about starting a real estate investment path for me an my family.