I've been reading books and listening to bigger pockets religiously.

If you have surplus money sure buy something you like, but if you’re being frugal and on a mission to use your money elsewhere don’t let what car you drive be a limiting belief in relation to how much business you can do

Make sure you have strong, consistent, conservative, WRITTEN, tenant screening criteria, that you use religiously.

Whether that's investing strategies or other beliefs is 100% up to you as it's a short intro to you.Maybe some of the suggestions I shared with you here helped and if so, I'd recommend you to help someone else in a similar situation, as that can also be a great way to connect and broaden your network.If you haven't listened to the BP podcast already, I'd highly recommend it, as this source has been a tremendous help for my own education in REI.

My own belief is that a property with unpermitted units should purchase at a discount due to the risk of the units being shut down by the city/county. 

Several months go by and we receive an update from the tenant that they are having difficulty buying a house as they do not have the cash to purchase and their beliefs prohibit them from dealing with transactions that involve interest so getting a loan from the bank is out of the question. 

Study the sub markets that you’re interested in religiously.

In very limited circumstances, the Act exempts owner-occupied buildings with no more than four units, single-family houses sold or rented by the owner without the use of an agent, and housing operated by religious organizations and private clubs that limit occupancy to members."

I've read the books, I listen to the podcasts religiously and any spare time after being with my family I am watching youtube posts.

While Real Estate Investing 101 probably says that tenants come and go, but you have to maintain the property, my belief is that properties come and go but you need to take good care of your tenant for life.