The expenses are very high and I need to cut them.

This of course cuts into your profits, but the education gained has a value too.Next would be hard money. 

I work full-time but am available and willing to do as much of the labor as I can after work and on Saturdays to cut back on labor costs.Looking to you and the Bigger Pockets community to help guide me along the way.Please let me know what you think and what excatly can be done and what my next steps should be.

I assume that I can take possession (change locks etc) and perform structural repairs sufficient to bring it back to habitable standards but my question is does that include sprucing up the property itself ie tree trimming grass cutting and the like to maintain neighborhood norms?

I know many say it’s too much of a hassle but I was an on-site leasing agent before for a 12 floor apartment building across from a large college so I have had SOME experience with it.I’m currently a single federal employee hoping to cut some expenses and do more in real estate.

I'm mainly looking to cut commissions on my own sales.

I once reverse engineered my goals and realized traditional saving 20% down and purchasing was not going to cut it...at least at the pace I wanted (and frankly and probably not at all). 

I need someone to cut grass in kc missouri once a month

He takes 20% of the entire commission and cuts u a check for your 80 % .

So, basically a cut of the equity created through the rehab itself.