Kind of silly but I always feel they keep the best deals for themselves

Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

Keep doing it. 

I'll keep an eye out for that.

I agree that is will be a gamble as to how well it will do.Also, ask the owner if they will entertain partial owner financing to keep from dragging family and friends into this risky business venture.Maybe even rent from owner for a year with right to sublease to see how it goes before committing to a purchase.

I bought it because it was supposed to be easier to keep up with than traditional, but I've had to rebalance the ph myself several times.  

As you grow your portfolio, keep an eye out for lenders who offer low down payment options for investors or those that allow leveraging the equity from your existing properties to fund new ones. 

Not sure how you are expecting members here to assist you, when you keep making excuses to NOT help yourself?

I have recently been keeping my eye on the Madison County area so it is good to hear there are some opportunities there.We are interested in finding properties with potential for ADU so I will definitely reach out to Nita Cook, thanks for the recommendation.

Zoho Books, I am not using this as my partner uses it integrates nicely with CRM for book keeping and I could provide access to our CPA for Taxes.