Best way to improve on losses is to supplement your income by house-hacking. 

Aim for cash flow that makes up the diff of what you pay the socialist governor there.

We have been investing in that area for the last 7 years and I have talked to a lot of UNT student that live even in the Corinth, Lake Dallas, Cross Roads, Little Elm area.UNT housing authority (can't reca the dept name at the moment) is actually on record as renting out local private housing to supplement its dorms...the net effect of that could be considered close to rent control...a situation that we originally considered but backed off after looking at the economic growth around the campus and true demographic we wanted to target.

Another thought is to sell our house, 10.31 exchange the equity into a new house (aim to keep new mortgage close to what we are currently owing) and the $10k cash goes towards house preparations to sell our home and then moving costs etc.

My goal is to supplement my income and ultimately to replace it.

Do if it needed 15k in repairs I would aim to pay no more then 85kI know that may sound like a tough number to get.

if you need to supplement the costs further you can consider renting rooms out in the unit that you live in but this typically is only an option for those who need the financial assistance (housemates are often not easy).You learn Property Management, if you like being a landlord, doing repairs and hiring contractors. 

But for example, if I am looking to buy a duplex for $130,000 and say the percentage of the total price that I need to be aiming for is 10%, I would need to be able to collect a monthly income of $1,300 from that property to make that property a good investment.

Plus, during the restoration/renovation process, if unforeseen things are discovered, they'll submit a supplemental claim to account for any additional cost.

My question is, should i buy a 2-4 family home as my first (i do not intend on house hacking) or should i wait it out longer so i can save money and aim to buy a 5+ unit. my end goal is to have 200+ Doors.