I looked up launch control, batch leads, and a couple of others.

$89k in 3 years is very solid and a lot of people could afford that buy in and investment.

-typically an agent and a PM will not oversee a major rehab. 

I've done it, but it is extremely labor intensive, and as a result - expensive.

With a portfolio like this, and a good job, you could be able to save up $48K reasonably quickly - perhaps faster than the 2-3 year time horizon you post here!

The property is fully rented, close to University and a local hospital, which should support stable tenant demand. im willing to put 20% down payment, Im not sure about the costs that i should think of other than (management fee, vacancy, taxes, insurance , Maintainance) am i missing soething here (but Im saying 55 to 60% cost of the income).

I am pretty impressed with DoorLoop it feels like a more complete Rentredi with better backend technology stack and a United-based support team. 

Once you have a steady cash flow and a better understanding of what goes into renovations, you’ll be in a stronger position to move into MTR or consider a fix-and-flip project.

Do you want to buy something more turn-key or are you open to some level of rehab (more than just new carpet and a coat of paint)?

It's OK but super skinny and a lot of work doing a rehab loan for $23k profit if everything goes perfect.