Sorry for the lack of good advice but we are in one of the biggest home sales droughts in U.S. history so it’s just a tough market. 

A non owner occupied pure investment could be tough here because of the down payment requirements for  investment property.   

I had some problems with my General Contractor so I ended up buying my own materials on a great discount and have an out of state contractor who is a great family friend that I  will hire to do most of the work for me.

All of the BiggerPockets podcasts are great supplemental learning material.

I live in Ann Arbor and it's a really tough investment market because of the high values and taxes.

Are those just for labor or also assuming material expense, as well?

Orlando real has been tough. 

I understand that these smaller places are really tough to make it with vs the 9/8 places that seem to be doing well.

We have a SFH in Pflugerville TX (just north of Austin) and most of the leads we see are 1-2 bedroom folks (ours is listed 3bed at $3200/mo).The leads we get from people that want a SFH never materialize.  

it's tough right now with interest rates so high.