So the deposits on the C-class rental can actually be equal to the deposit on a home renting for twice as much.The lower priced rental will also be a smaller floorplan with tile and laminate flooring instead of carpet, which saves on carpet cleaning and new carpets, and repainting on a pure sf basis.

Start with a small multi (2-4 units) that is already existing, that needs cosmetic repairs (paint, carpet, windows, but not foundation issues or other major structural renovation).

and wires running under carpet?

New Roof (when hailstorms work in your favor), new appliances, new carpet and paint in common entry ways.

remodeled main bath, part of kitchen, paint and carpet

Carpet and paint, rent forever kind of thing.

I also own a small carpet cleaning company If know someone or ever need those services. 

Looks like you completely redid the kitchen (cabinets, counter, appliances, flooring), and paint and carpet in all the bedrooms for under $20k.

I probably looked like a teenager checking social media all the time, but was in fact doing real estate business by phone while shampooing minivan carpets. 

During the height of the mortgage housing crisis, banks really did not have systems in place to deal with short sales and were making it up as they went alone; often pulling the carpet out from under the seller at the last minute.They are a lot of work; the seller has to be willing to cooperate by providing info and follow instructions, the buyer needs to be patient and have cash, and the realtor needs to have experience.I would be happy to take a few questions.Bob