Then, after you've accomplished that, Increase your income, save, and eventually you'll be able to work with a HML on good deals in a fruitful partnership

But getting licensed will allow you to get the low hanging fruit that we mentioned earlier (friends and family members that will do deals through you simply because they know you and like you).  

If you bring value to the relationship, it will be fruitful.

Never invest in any location with rent control.Inflation compensating - Every time you go to the store, the same basket of goods costs more and more dollars.

I think it's an interesting niche, but I wouldn't put all my eggs in that basket.

And this list is the fruit of that.

Cash offers are best if you're competing with other REI for the fruit hanging low and on the ground. 

Priorities in my mind at this point are:1) Make a handful of small fixes identified by the inspection2) Figure out costs to finish one of the unfinished rooms, turning this into a 5 br, 2 ba, increasing income3) Figure out what business license/paperwork I need to get done to Airbnb, and decide if that's a fruitful option

Furthermore, it is advisable to buy in different entities - one property per entity - you do not want to put all your eggs in the same basket, just in case....A word to the wise....Good Luck and Happy Investing.

@Christine Sparks I am not currently using a manager for my property, but I would probably hire Platinum Properties and Kelli Wier as I expand as I have had numerous fruitful conversations with her and she seems to be diligent and match my expectations based on others that I work with.