I love the energy & message of this post. 

Has the potential to add a 3rd efficiency unit with a 90% finished 3rd floor.etc. etc.Here's the problem...The sellers of the property offered it to me for $200k if I could get financing.

Your asset value will increase each year with your revenue, so look for assets that you can manage the revenue and expenses in the most efficient way to release your investment potential. 

Like all efficient people, she has a very helpful and good disposition, but do not forget that she will not work for you, but for the Groves.Phil rarely socializes with anybody at those events, and he is the kind of guy who will not look at you straight in the eye (not surprising, since he must be aware that his program has probably a 95% failure rate) and if you have not paid the full apprentice program, we will not even take 5 minutes of his time to talk to you.

If you don't know real estate, this would be the same for  you if you just want to invest, not wanting to do the work nor learn nor wanting to do option 1. excellent post Ke Nan, couldn't agree more, and Chris, if y'all are working full time, then may be most efficient to maximize your W2 earnings as you are, then plough the savings into Real Estate syndications to get many of the same tax benefits you would get from direct real estate ownership but without all the time investment of dealing with tenants/toilets/and termites etc.

Continual property improvements are ongoing, with a projection of reaching maximum efficiency in the next 4 to 5 years.

Operational Efficiency: What are the most effective operational practices you've implemented that have streamlined operations and reduced overhead costs?

You just need to be efficient with your time and build a system so you are submitting enough offers to get through all the rejections and eventually someone will take your offer.

Energy report.

@Matan ParetInvesting takes time, energy, and money.