While I don't love disclosing this, it may help you all understand why I went the way I did when putting a roof over my mini families head.  

Thanks Ken Min , I bet that has something to do with it.

I first started looking into real esate investing because our landlord in Lacey Washington was a nice mom in a mini van and I instantly thought "we could do this",  I stumbled upon Bigger Pockets a couple years back on a google search.

For instance here new construction is much more rare and starts around the mid 400, the avg days on market for surrounding suburbs within 10 to 20 min is maybe a week because of the lack of inventory.

@Ken Min, I hope you are giving your students at least 40 hours of your time for your fee of $12,000.I am not a big fan of Chines proverbs, but I like this one I learned from Malcolm Gladwell,"No one who can rise before dawn 360 days a year fails to make his family rich." 

I wrote a mini-book, mostly for fun, to share some of my worse (best?)

We spent about $800 for the mini-ex rental, new water line and fittings.

And that the tenant will provide a mini-fridge for their medication. 

Mini split system would work good and gives you a/c alsoI have also used efficient wall heaters instead of baseboards to save wall space

Also, the property has a detatched 400sqft studio at the back (no bathroom) which we really can't rent out unless we spend about 5K or more to put a bathroom and mini kitchen in it.