@Colleen Sutherlandif you're serious my recommendation would be to spend time in person building your network. 

Spending as little time on each door as possible.  

Despite current unemployment rates maintaining below 5%, the recent rise from 3.8% to 4.2%(recently revised to 4.1%) is significant, especially when considering wage growth adjusted for inflation.Over the last few years, the median household income has dropped by 7.2% when adjusted for inflation (and this isn't even considering volatile food and energy prices), a troubling trend given that inflation has outstripped income growth.

Experience has always been my best educator and owning a piece of a pie and watching/learning from those who have done it for years is a potential strategy for you in place of or before you spend money on seminars.

I'm not an active owner in that I use a management company but I spend a good deal of time fixing/improving things myself so I don't have to pay someone else.  

Do I spend 18 K to replace it even though it’s working fine but corroded? 

Do you have a number one what you are wanting to spend? 

So:When tenant is not doing what they agreed to do or what they should be doing or what you would like him to do, instead of allowing yourself to respond by getting stressed out, spend the time planning your actions.

After that I am using 5% rent increases with 60k renovation in yr1- using 20% down around 8.5% rate, many loan officers keep telling that only 25% down is minimum.. idk- yr1 goal to increase rents w renovation around 60k spend w 5% rent increase (tricky part it probably lot of rent lost while renovating maybe 2-3months) - estimating that yr1 and 2 is negative CF and then projecting positive CF w yearly 5-10% rent increasesAny ideas if this makes sense or not?

These people are so nice that they are still helping you even though most of your responses are just overglamorizing them or profusely thanking them because they didn't ask you any questions.The other problem is people who tell you how bad they feel for you because other people didn't light a scented candle for your two-line post and spend an hour of their own time trying to help you when you have a new profile, with new photo, and no information.You lucked out with some nice people in here @Scott Meech, but it's because of them that you have information not because you brought anything to the table other than a hand out.