Now I have two vacancies and lower rents than when we started. 

While it's positive after expenses and has potential for improvement in year two, it’s been a bigger hassle than anticipated and taking attention from other priorities and areas of our life with not enough return. 

A colleague of mine has bought two properties owner-occupied back to back in Arlington (with a 5% rate and a 7% rate) doing basement conversions and renting rooms, lowering his effective monthly payment on each property to sub 2K each time.

I would invest in coaching after you've done a deal or two and can truly benefit from it. 

But this can work in two ways. 

We've had two-four folks parrot their subto teachings on here for the last 2 years+, they come back under different aliases and re do it. 

You need to be able to view any of those types of opportunities through two lenses... one is the eager learner that says, "Hey, they are talking my language, I can do this, I'm going to be rich, he has the plan and its so easy!!!"...

Two years ago I had an open-and-shut case of negligence against a CPA.

Two, the tenants will likely stay longer and there will be less turnover, which mean some savings on turnover costs.

You have two options: attempt to gather these resources or collaborate with an existing team.