Feel free to track on the site above or if not, I'll post again with an update in a few weeks time as they get closer to some sort of proposal.  

Indianapolis (where I'm a realtor and work with all sorts of investors) is a great market to find that and get a mix of solid appreciation too if you know where to buy

@Chris Kay finding a quality, cost-effective contractor is extremely difficult:(There are thousands of contractors that are great talkers, but rarely perform within budget.Standard bait & switch is to lowball a bid, then once they get started all sorts of things "pop up" that somehow their bid didn't cover.

I have $25K cash for a down payment and can add $20K/year ($1,600/month) toward payments.No W2s, I've looked into building a small home right away and using a bank statements loan (have about 8800. monthly income) , but with 9%+ interest rates, it’s beyond my budget.Is there any sort of creative financing ideas possible or private lender possibilities?

Unless you have some sort of subject matter expertise or access to an unfair advantage (cheap labor, ways to source off market deals, etc.), index funds are likely to provide an equal or better return with a MUCH lower hassle factor and more liquidity.

I think there’s some sort of option of to do a little refi on both house 1 and 2 and get the money needed to wipe out the line of credit(allowing for bigger flip opportunities, especially if I partner up with someone) and also renovating that garage space with the private investor as long as it is under 1000/month.

That sort of difference in expense with turnover/vacancy means that the approach to tenant retention means something different to the business.

It's frustrating to finally have it all sorted out then get a notice that the mortgage has been sold again and there is a new servicing company taking over and the mess starts all over.

Also recommend the BP Find A Lender Tool - can sort by state and type of loan needed (DSCR)https://www.biggerpockets.com/business/finder/lenders

Sorting through all the sub-600 FICO score applicants, dealing with nonpaying tenants who are always breaking things and more, doesn't seem to be compatible with the flat fee model.Be interested to know of any flat fee PMC's successfully making it happen with Class C & D properties/tenants...