And if one thinks to go Ag side, now we got Bezos, Gates and "Zuck" gobbling everything up at prices nobody can touch. 

For some background info, I am 22 years old, and I graduated college in May 2024 with my bachelor's in construction management.

After that it’s paint and finishing touches. the market here has come to a hault.

Do you have a local REI group you can touch base with?

Because 3.6k per year is good, but then a tenant moves out, the house sits empty for 2 months so u just lost your 3k (mortgage 1.5k, lets say)...Every 10-20 years you need a new roof, thats about 13-16k  (Although 8 years ago I dishwasher/washing machine/Ac/heater, those things break...I dont see how landlords can retire with $300 cash flow from 10-20-30 properties...I understand when people make 1k per month in cash flow, but $300, not sure how all this works...Exactly; nobody is getting wealthy or retiring off $300mnth cash-flow, for all the reasons you touched on. 

Also, does anyone think it would be in my best interest to wait to graduate in may?

I would get in touch with a local builder, and see about getting a mentorship on down days and days you have off..

I am 20 years old and trying to learn as much as i can about real estate so that when i graduate college and have a steady income Ill be able to make smart investments hopefully leading to financial freedom.

Simple touches like fresh paint, landscaping, and clean walkways can make a big difference.Highlight Key Features: During the appraisal, point out any high-quality materials or unique features you've added.

If any of the proceeds touch the sellers hand the IRS sees it as taking profit and you will have to pay taxes on that portion.Net proceeds - Is the net sale, minus any Equity in home being sold.I find a lot of investors who want to purchase less than their reinvestment requirements will do the calculation to see what their tax burden would be if they purchase less than they sell.