If you don't have $1,250,000 at your disposal you should incorporate a BRRRR that will enable you to build it but it will slow you downs.ORIf you are able to generate $300/property in cashflow per month (after all expenses) - it is doable than every 10 houses will generate you the needed downpayment for another house about every 8 months. 

Having them out enables me to get in and do the rehab.How did you finance this deal?

A variety of factors have increased prices including a strong economy, limited inventory, and probably as much as the previous factors - management companies lowering their splits and a large portion of buyers self managing.When management companies are lowering their splits and owners self manage it enables them to pay higher prices and obtain similar/better returns.

We believe our offer is fair and will enable us to continue improving the property for many years to come.We would appreciate your consideration.Sincerely,Adam Craig

In Real Estate it enables you to do what is needed in the short term such as purchase a property and or Rehab it and or flip it etc...

This enabled me to use my office for free while cash-flowing $400 a month.

This enabled me to use my office for free while cash-flowing $400 a month.

You are enabling poor tenant behavior

Electronic Lock System (WiFi enabled so you can set codes remotely)2.

Get a non-wifi enabled door lock and just program 1 spare code just in case someone needs to be let in.