if a seller is not workable over the phone, we do not load up in our cars to go spend the day with total strangers that have pie in the sky daydreams a buckets full of cash from the sale of their house.

You can spend beyond your bucket of money and still do zero down, though there are tradeoffs.

If I were you, I spend a few dollars on an "expeditor" or "architect" to review and give you recommendations.

I would buy more properties, but I wouldn't spend my own cash on it unless I could refi it back out immediately.

Way more that what you might spend on a monthly basis.

I am from MI and am starting to spend more time here.

Lastly, if you plan on spending $1500 or more, take your "shopping list" to the pro desk and have it run through the "bid room". 

Outside of real estate, I enjoy Hiking, traveling, and spending time with family.

This takes a little more work, but it's the fairest and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.

I've been a developer for nearly 20 years and am now spending a majority of my time helping to educate people like you so that you can become the developers in your communities!