@Kitty Walker- As an investor, I've refinanced multiple Padsplits and co-living properties (where we go direct to tenant without Padsplit), and I generally agree with your last statement, with some caveats:- if the renovation is done well, the appraiser may not even say anything that would indicate it is an "abnormal" SFR (has happened multiple times with me)-the investor may be wise not to make the house crazy- just leave a nice open living room, put double doors on the dining room so it can function as a bedroom now but be easy to convert later, etc.  

Easy fix but they like to make it more complicated and more expensive so that they make more money.

There's no easy money as I see it. 

Not sure if the fits in this category for investor mindset, but here goes...I want to be an investor, but am not having the easy time get starting with this.

Is it easy to creat an LLC on your own, or would it be wiser to hire someone to assist me?

If so, any idea how easy that would be? 

Acting like a good person is easy for scammers. 

All the tenants have been easy and low maintenance so far.

Above all, my priority is a project that stays on budget and time (easy right?

In Washington, where I was previously licensed, I had easy access to phone numbers for expired listings right on the MLS, making it straightforward to cold-call expireds.