What I did learn is that I need to start out wholesaling properties in order to build a "kitty" fund. 

just got good news, our cash offer was accepted for the perfect small building in commercial zoning, for our planned non-profit pet rescue startup. its 2 floors freestanding with each level being 24ft deep by 18ft wide. the floors are bare concrete, and seems feral cat were living at some point in there while it was abandoned though havent seen any access points nor any kitties outside around the few times visited so far, just some skunks.how can i best clean the bare  concrete of its existing cat pee smell and stains?

There is no landlord in town profiting off of you and your family.The mistake I often see people make in this primary residence plan is that they buy the primary, and then do all the additions/glitter/and debt-funded improvements that push their costs way out of proportion.

If this helps with anyone else with kitties, though, you might strongly advise your tenants to get a fountain water bowl.  

It might in reality be 6% or lower but I prefer conservative numbers.For Maintainence and Capex, I assume 10% each, in my thinking, you pay into a kitty for maint and Capex until you 5,000 in each and then you can stop holding this money back.

Give Kitty at Duckworth-Morris a call.

I do, and my boss sits 5 feet away in a cubicle kitty corner to me.  

Maybe set up one room like her bedroom with a locking door knob so that she can put kitties and 'stay out of this stuff' in there and feel save while you work 9 to 5 each day. 

Dirty dishes on the counter, food in the fridge, kitty litter everywhere.

I also have 40k in the investment "kitty" to add to the property needs.