Do you have cash reserves for capital expenses and improvements? 

When you pay the invoice/expense in the AP queue (i.e. transfer funds from your operating account to the AP/CC account) it show as a payment for a specific expense/invoice?

Don't go for the cheapest (unless the price is lower because it is on sale), but also don't go for the most expensive. 

After all expenses, including PITI, we net on average $700/month.

Sounds like there were some lean years but your persistence has paid off big time in terms of appreciation on both rents and home value.

Hey Alejandro, I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio.

I agree with the others here that say you need to have some skin in the game, if you are going to live there yourself, get an FHA loan rather than owner financing, you can get a 3.5% down loan, personally I do not love these as they require  PMI which is an additional expense, and you also need  bring additional funds for closing at least for taxes, title, attorney and transfer fees . borrowing from anyone else for the down payment, to include a personal loan from the bank is not a good idea, those again will be higher int. rate.

Those who had luck getting work paid most of it to the company because of fees and others say it’s a scam. 

But I would have the HELOC paid off.

Playing around with my Excel spreadsheet and got to thinking about selling my rental property in the next few months vs waiting until it's paid off in Jun 2027.