She wanted me to spend money hiring an electrician to certify something that was not a real issue. 

For instance, if you make $500 in cashflow a month but you spend an additional $1000 for rent are you really ahead? 

I want to spend more time with family while growing my portfolio.

FinCen not having your correct "STREET" address, no PO Boxes, and no private Boxes are allowed, and you would be in violation. 

Spend tens of millions at a crack in second tier cities or smaller and you disrupt the entire market.

Ive also noticed a big trend in private lenders originating 2nds and gap funding and whatnot.

This doesn't mean you should be looking at markets such as Detroit and Memphis, because even though it looks good on paper, if they are shady neighborhoods, you are going to spend a considerable amount more on property preservation (broken windows, stolen HVACs, etc.).The easiest way to increase cash flow would be on your existing property.

Cash, we used a private money investor.

If you want to rehab in that market, perhaps spend some time networking there and maybe you will find someone whom you can partner up with who has experience in the local market and with rehabs.

His Small Apartment bootcamp and Raising Private Money course are good but pricey.