@Chris KayCosmetic Updates - If you focus on flooring, paint, fixtures, and a basic kitchen and bath refresh, $50k is doable, especially in markets like Michigan.Full Kitchen and Bathroom Rehabs: Depending on finishes, these can eat up to $20k-$30k alone.

If you find someone that seems to know a lot of people needing your services, wouldn’t it make sense to focus more resources on them?

I would focus on saving enough money that if I had a deal go bad, then that money I saved was there to cover it. 

Of course, my focus is veterans so I may be biased. 

We focus on layouts that feel spacious but still define distinct areas for living, dining, and entertaining.Flow is Everything: A home’s design should feel seamless.

I am a realtor in Cincinnati who primarily focuses on small to large multifamily invest opportunities.

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.

Since you’re committed to staying close to family, I’d suggest focusing on properties that might need a little work but have potential for appreciation in your market.

I think you are right that I can't rely on the sellers income statement and should focus more on comps. 

Just focusing on the passive income you want to achieve will leave you chasing cash flow which will have you buying properties in worse areas with harder tenancies that seem to cash flow better, but will have large cap ex.Any time someone asks a question about where to invest and it can be anywhere, they aren't ready to invest and are opening themselves up to every pitch in the world on an area.