I also attended all and found meetups that fall under 1 & 2 to be best, but it all depends.

Basic updates but good bones were good and for that price range it falls into line with you having $400K.

I get cabinets that are real wood (not the HD or Menards junk that falls apart).

My tenant is complaining about the potential risk of a tree limb falling on them.

I'm operating from a distance and in person meetings with prospective tenants won't be possible.I'm not sure that "age of social media profile" would indirectly fall under a protected class (such as age)?

I had hired a contractor in the Fall of 2021 to do some proactive repair work, but his "fix" apparently left the roof vulnerable to the elements.

Don’t like Wichita Falls.  

Septic may or may not need help (not sure, but it works great as of now). 3 feet of leaf gutter got bent from a falling branch.

You want to go to meetups, meet people, and fall into a mentor by adding deal options, sweat equity, or some other skillset to help them.

Development has both the greatest returns and the worst pit falls.