Building a rental portfolio that replaces your income takes years and a lot of effort, this is especially true in our high price high interest rate market.You need to have at least a 10 year vision when buying real estate.

Durability is so important—nothing more stressful than scrambling to replace a piece of furniture between bookings!

If you remodeled, added a room, replaced a roof, painted, boosted the curb appeal, etc. that's a different story.

Essentially, your new replacement property will consist of (1) a thirty plus year ground lease on the real property you already own; and (2) new capital improvements made on the real property you already own pursuant to the new thirty plus year ground lease.

Have had to replace a furnace and appliances thus far so I'm in 80K *.25 (20% down plus closing costs) + ~10K so I'll be making profit in year 3-4.

Planned energy-efficient HVAC installations will replace outdated ceramic heaters, reducing tenant utility costs, lowering insurance premiums, and qualifying for utility reimbursement programs—a win-win for tenants and investors alike.Inflation HedgeReal estate is historically a strong hedge against inflation.

Are you trying to replace your salary then you can’t do it.  

I guarantee your life would be so much better if you removed her and replaced her with a good renter.Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO.

For my rehabs, I pull owner builder permits where needed even for work done by licensed contractors.My jurisdiction does not require permits for cabinets, counters, or flooring replacement.  

However, I wouldn't necessarily recommend full replacements of any or all of them.