That could mean a simple spruce up to all new furniture and more.

If there is one thing I would do different is: I would invest Out Of State in markets that had sustained growth, strong job numbers, were safe and desired, and had favorable Landlord laws. 

This isn’t just about bookkeeping—it’s about setting yourself up for sustainable growth.Many investors use a basic system with at least five accounts: one for income, one for operating expenses, one for taxes, one for marketing, and one for reserves.

I would like them to cash flow at least $150 a month just so the property sustains itself.

If you buy in such a city, you are almost guaranteed to have limited appreciation and rent growth.If a city has significant and sustained population growth, then the current housing supply will be insufficient and prices will rise until the demand (the number of people willing and able to buy) roughly equals supply.Rental rates are closely tied to property prices.

Most who try to replace their W2 income invest in less sustainable investment methods: investing in lower tier neighborhoods that cash flow well in spreadsheets or flipping homes.

We do have 1 mid term rental where we allow pets, but it's all hard surface flooring, fenced in backyard, and has pretty durable furniture. 

Outside of real estate, I enjoy working out at the gym, woodworking and building furniture, playing tennis and doing any and every DIY project. 

My goal is to build a sustainable rental portfolio that provides great housing for tenants and solid financial returns.I’m looking for advice, insights, and connections from experienced investors or local professionals.

While real estate investing aims to achieve financial freedom, this is only possible if you invest where rents outpace inflation and there is significant, sustained population growth.