Cultivate relationships where referrals become a natural part of your interactions.

House hacking is another excellent strategy, especially for getting your feet wet in the investing world while minimizing living expenses.Your goal to invest in affordable housing is commendable and can be a rewarding niche.

They have been excellent with our clients.

Hopefully, this will be longer than a one-off relationship for you to start your investing journey. 

Unlike the frenzied buying behavior during the pandemic, today’s buyers are more selective and are seeking properties that offer true value.This shift has led to increased demand for move-in-ready homes and properties that are in excellent condition.

My personal average for a 2 unit detached is closer to $300, for an older property I think $300-400 is reasonable (not including vacancy).Are you allowed to offload utilities to tenants even if maintain the relationship with the utility company?

I’ve got a great relationship with my vendors and wouldn’t change a thing.

To maximize the number of transactions you’re involved in you will need to:Be Top of Mind when they think about moving - which requires consistent reminders.Be seen as an Expert – which requires a consistent message and Evidence of Success storiesGain their Trust – which requires communicating integritySo, start out by listing everyone you know in an Excel spreadsheet.Why Excel?

You may also want to check out Brian Burkes' excellent book The Hands-Off Investor.

I've managed rentals with 30-year-old carpet in excellent condition, so damaging it would still carry value.