In some homes planting the front or placing pots could increase the curb appeal, in others it could be paint or furniture etc.

You can add different ways to reach out to improve your conversion for owners you are hitting or you can increase the amount you are sending. 

Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

There are still properties that can increase their rents, and may make for a good investment.  

My plan for this year is improve my credit, get my real estate license (to increase my income on top of my W-2), possibly career transition into the property management space (to learn more), and save as much as possible and learn as much as I can.I’d love to house hack close to home but my area is so expensive it seems like it’d be close to impossible. 

Many states have discounted property taxes and lower yearly increases for owner occupied properties.

When the ROE is significantly smaller than my CoC return (based on initial investment) I know it's time to make a move to increase the velocity of the money.

Lots of opportunity to find mismanaged multis as well where the older mom and pop landlord has rents way below market and can come in and increase NOI just by getting units up to market rent and maybe doing some cosmetic rehabs as tenants move out.Value add multi is what I prefer and think works best here but that's with me being here boots on the ground and being more active with it.

The only additional thing that needs to happen is make sure appraiser makes note of why the value increase in as is vs previous purchase price.

Here’s a streamlined perspective:Your current approach, putting more down upfront, minimizes risk, increases cash flow faster, and allows you to build equity while reducing overall interest.