This will usually be an excel sheet, or maybe something fancier, that will outline, item by item, everything that needs to be done, parsing out every item, labor, materials, etc. 

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

@Sean Gallagher Here's an article that you may find useful for ways to offset W-2 income.https://www.journalofaccountancy.com/issues/2023/sep/passive...Excellent point!

Excellent, you took initiative and did something very difficult for most people.  

They are really excellent and can be had for about $30 for a queen and $40 for a king when on sale.

and what are the potential before/after values of each of the 3 properties and I may be able to provide direction on one or all 3 deals.

I would recommend Excel 1031, Weiming Peng, he is facilitating the exchange of 6 properties into 3 DSTs for a client of mine.

I've found many excellent wholesalers I do business this way.Another approach...just Google "sell my house" in your area and there will be at least 3-4 paid ads, and dozens more unpaid that will pop up.

Up until recently I had been doing my own book keeping for both which was a terrible idea haha; I have gotten extensions on my taxes for the past 5 years because i manually itemized all expenses I did not keep up with throughout the year on EXCEL.

They also provide excellent property management services, ensuring your investment is well-maintained and profitable.