i just dont want to get so thinned out and the markets shift and end up lossing everything...at the same time i could refinance this house take my 185k and find a house for 100-120k still have cash for repairs and rent current home out that would be cash flowing about 1500/mo while i use my construction background to fix and eventually  rent that one....thoughts i guess would be much appreciated for this newby:) thanks!

i just dont want to get so thinned out and the markets shift and end up lossing everything...at the same time i could refinance this house take my 185k and find a house for 100-120k still have cash for repairs and rent current home out that would be cash flowing about 1500/mo while i use my construction background to fix and eventually rent that one....thoughts i guess would be much appreciated for this newby:) thanks!

Don't join them, you're better off waiting for the right deal or a market shift than chasing something that isn't there. 

Here 's a mentality shift that's necessary for you. 

Shift to low hanging fruit.

I think the view on landlords or managers can quickly shift based on the situation, particularly - as you mentioned - evictions and rent increased, or if we don’t bend the rules as much as one might like.I’ve been called all sorts on names.

If so, your comps are going to be extra challenging especially now as most markets are starting to shift away from the current "low inventory/high demand" pattern that has been prevalent lately.   

Don’t be afraid to shift gears and explore new options.Seasoned investors will tell you that one of the best things about this field is there is no set path.

This shifts the urgency to the contractor to get done as quickly as possible to maximize profit. 

I am just pointing that out because if 4 works, the financing is much easier, if you are going through the trouble to do financing on a 5, it may pay to try and go bigger since you are already shifted into the commercial realm at that point.