People also love the back deck with the string lights and a nice seating area. 

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

Decided to grab another one there since we've already built out a great team and the lift to get it running will be light. 

I may have to Teak my strategy in light of the excellent advice you provide here, Henry.  

But for years I was just working hard without seeing any benefit and I had to keep going even though there was no light at the end of the tunnel.  

Kindly let me know if possible.RegardsHey Kemi, I would start with something either turnkey or light value-add, so you can start forming your boots on the ground team with less pressure and risk.

Cash-flow is for "keeping the lights on" as in covering operational expenses to defend against any need for additional capital investment. 

We are finding many properties needing light to moderate rehab in the 100-125K range.  

Her leaving was bittersweet, as it was for a great personal opportunity for her.I’d love advice from you seasoned landlords:Should I lower the requirements in light of the area’s circumstances, or wait it out?

Fund higher quality cosmetic / light rehab for durability and dignity for tenants.