But at some point I do find that next niche that works for me and I like and go into that full steam. 

Depending on how the water is getting in, there may be cheaper methods for sealing the basement walls from inside.Keep shopping until you find someone trustworthy with solutions.I would also consider going after the first contractor because they robbed you.

Quote from @Sam Evrard: How do you go about finding areas to invest in with limited capital? 

With a budget of $300K-$400K, you could potentially find single-family homes or small multi-units in those areas.I'd recommend researching rental demand near universities like Duke or NC State or even checking out neighborhoods with strong job growth near tech hubs.

I think right now is trying to find the right price to sell at to attract attention and get them liquidated faster is the MO right now.

The combination of families looking for more space, good schools, and a quieter lifestyle has been a big driver of demand.For my investments, I’ve noticed:High tenant quality: Families or professionals relocating to suburbs like Naperville and Wheaton tend to stay longer, which helps with stability.Increased competition: It’s definitely tougher to find good deals, especially in top-tier school districts.

Let me see if I can find the article and take a look. 

It's possible to find great tenants with thorough screening, but also be mindful if you're considering short-term (e.g., AirBnB) as it will expose your property to bad actors.Law enforcement and the legal system seem to operate quite slowly out there.

@John Perkins Help you find lenders that can increase your profitability on your projects and perhaps help you scale!

Our strategy is to find the latter.