But not including utilities, HOA fees, etc.I do plan on doing moderate, functional theming and a game/theater room.

LOL.There’s a WORSE WAY and a BEST WAY to try to obtain items 1-4 aboveBEST WAY: College or Professional Association courses in real estate (real estate license course as a base) and work experience for a REIT or other professional real estate organization and capital saved or equity raised from private parties with a MODERATE amount of debt leverage and or utilizing creative financing with low interest rate debt (may be highly leverage)WORSE WAY; Any guru courses or mentorship’s combine with high interest debt. 

On this deal, I was representing a moderately experienced buyer whom I have worked with twice previously in a purchase of a relatively new small multi-family building.This is my review of a transaction that did not make it to close, which highlights the process of going through an inspection period with an experienced investor-friendly agent and how that process worked correctly for the buyer.  

I'm a licensed contractor and home inspector with a moderate portfolio in Ft Wayne.

It's a nice town with moderately sized single family homes.

The deals that work in this environment will be exceptional in a lower rate scenario so more than likely you'd be hitting a homerun if it works well now.Not to say you could still hit a few singles that work moderately well now and slightly better later.

I have done two moderately successful local BRRRRs and it would have been impossible to do them the way I did it out-of-state.I also house-hack my own residence and I can't recommend it enough for a beginner if everyone you live with is on board.

Aside from your typical items like budget and area, I am looking for something in a good school district, and a moderate size in terms of bed/bath room count, as well as area.

Likely you should be prepared to absorb a moderate jump in your policy costs, as that seems to be the norm in the current market that I'm hearing from other clients as well as a broker/investor/prop. manager myself. 

When you’ve reached a moderate net worth, say $500k - $1,000,000 keep 10-20% of your assets liquid STAYING POWER6.