I'm lucky to have a motivated client/investor that wants to work with me, and I feel a tremendous amount of responsibility to take care of that trust and investment.

What helped me tremendously in the beginning was to sit an open house every weekend.  

Sounds like you've stumbled onto a tremendous investment opportunity, if you're willing to take on the rehab risk you mention above.

However, with Software to make it easier to manage properties efficiently has helped tremendously.

prices are high, interest rates are high, there is tremendous demand for inventory, and - one thing that doesn't get mentioned enough - a record number of properties are debt free. 

-there is tremendous demand for inventory among both primary buyers and investors. 

If you don't have a crazy house like a potato, a tremendous view or historical area, then choosing a pic is harder.I like the idea of the game room if that is your best feature.

@Dalton Foote I have had tremendous success using direct mail and mailing the owner of record where the tax bills get mailed to.Generally, property management companies don’t pay the real estate taxes so this gets me right to the owner.Targeting wise, I would just do a zip code filtered by unit count using a service like listsource.  

Anyone who has spent time in either of these cities since 2015+ has seen the tremendous amount of progress that has been made. 

However, if I had started off with a house hack, I could have lower my monthly mortgage tremendously which would have helped me build up my savings at a much quicker pace than I had.