Love that you are teaching people about this!

A minor kitchen remodel includes replacing cabinet door fronts with shaker-style wood panels and drawer fronts and adding new hardware.

What is your management style - hire PM or manage yourself? 

Another thought is converting my Cape style home to a multi family.

Olu - Assuming the geography and style/type of building fits your criteria (others have made comments that you should consider) the other part of this discussion on whether this is a "good deal" is the ability to increase the NOI of the property over time.

I am also trying to replace my salary with cash flow so that I can just spend my day teaching people how to fly at my local airport. 

Lol, 'the 70s were a weird decade fo builders and the lack of any particualr style is a setback as well.

I, instead, invest in midwest markets (Memphis and Detroit), mostly doing BRRRR style purchases.

Dave Ramsey (who got rich teaching others how to get rich) interviewing millionaires and deriving a conclusion from that I think is a logical fallacy.

One option is to fix it up & then borrow on the equity sort of BRRR style.