I have heard the target is at least 400-500 per month net positive cash flow based on 20% down.

.#1 mistake is not using the right advertising websites correctly.So, ask your agent for a list of websites they are advertising your properties on.May also help if you post JUST the address here - we should be able to do a web search and find it - or there's an obvious advertising problem!

Looking for a website to create a web page and advertising.  

I’m not sure your cash reserves but targeting 2020 to 2022 is the best strategy because there’s likely 0 equity in those and they typically haven’t appreciated enough to have to finance a second line of credit.  

On paper I'm ready - I have the money, I've done the research, I have well-defined property/neighborhood criteriaI, I have an agent, contractor, property manager, lender, etc.I'm targeting off market deals with light value add potential in an area with high appreciation potential.

“Every person licensed pursuant to this chapter shall include his license number in: (a) all construction contracts; (b) subcontracts and calls for bid; and (c) all forms of advertising, as prescribed by the registrar of contractors, used by such a person.”Only times I’ve been given some excuse on this, the bidder was not a licensed contractor, while claiming to be such.

What is your target?

This is because instead of developing the highly targeted profitable sales, you’re spending your time servicing the marginal.

You may advertise, show, and collect rents, but nothing else.

Transforming SFHs into multi-units and targeting 2-4 units for value-add potential is a smart way to build your portfolio, especially if your goal is to qualify for larger loans down the line.If you're aiming to hit the 5-unit mark and unlock better financing options, here's something to consider:Leveraging BRRRR Strategy: You’re already thinking about the refi route, which is key.