I don't agree that you need to graduate from investing in a single family to investing in 5 units or larger. 

In order to reach this goal i need to gain the required capital to do so and my plan for doing this was to wholesale properties in my area (Delaware) and the greater Philadelphia area as well as using my carpentry background from High school to flip properties.

So not your sister, but maybe your cousin who you've always gotten along with or your brother's friend from college who just got his first job out of school.

I am sure some of the hires are getting on the job training or recent graduates of trade programs and may not have a lot of experience.  

I'm a recent graduate that's been saving up since the start of my first year of employment for my first rental property.

A little background on the area: it is in a smaller East Texas town that has a great school district that attracts a lot of families.

I am currently in process of creating a partnership with my high school classmate.

thank you Anthony and Manolo,Manolo - you are absolutely right that we just need to accept it, we are writing it off as "school fees", lesson learnt.

We own a business in Germantown and have two children in private school.  

I think I've found a deal that will work for my scenario (house-hacking until I graduate college) but I would really like to get some input on my numbers, and I've got a few other questions about repairs and the ARV.