You have to have something to invest to be an investor.

I'm also always looking for an excuse to drink more coffee and talk more real estate. 

Buying something turnkey and local that you can self-manage is going to be an easier way to get your foot in the door compared to buying something out of state.

Not sure if I can refi OUT of my retirement vehicle, but if I can, that would definitely be an option. 

To replace the roof would be an additional 7,500.

A full-time position just hasn’t come my way yet.I recognize that in theory, monthly mortgage payments shouldn’t be an issue since I’ll be househacking, I would just rather comfortably afford the mortgage if everyone somehow decides to move out at one time.

Obviously, a leaking pipe could be an emergency and damage the property.

I have two 4 units, and this will be an out of state 6 I am converting to an 8 unit.

1/4 drywall over popcorn ceilings and wallpaperMudjacking can be an alternative to replacing concrete in some cases.Resurface old tile, tubs, and countertops if they're in good shapeDefinitely vinyl plank in rentalsNew scratch and dent appliances, if you can find them.Amazon for pretty much all plumbing and electrical fixturesRip down  3/8 plywood for cheap shiplap.Using contractors who are budget conscience can save a ton.

Here is what is good: in Colorado they pay 9 points above the current US Federal Discount Rate (which is 5.5% right now) - so that would be an interest rate of 14%+.