Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

Or is it one of those things that would potentially pay off in 5-10 years?

I have them tell me how long a project will take to complete, and then I add buffer days or maybe up to 2 weeks, depending on how long / complex of a project it is and potentially accounting for weather if it is outside work.

Once you go with a minimum 6 month lease your turnover costs, potential damage, make ready costs, repainting and repair costs, all go down dramatically.  

I am potentially looking into getting a trailer at the begining of the year getting a trailer that may need some work to rent out.

The BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) could also be a great strategy to recycle your capital.To find deals, try direct mail campaigns targeting absentee owners or distressed properties, or go driving for dollars in neighborhoods with strong rental potential.

Also, be sure to factor in maintenance and potential CapEx, especially for older properties.

These areas often have 3/2 SFHs in your range, with decent BRRRR potential.

We are always look to help investors and potentially partner on some flips.Wow small world.

Potentially even visa versa since putting a few short term rentals would immediately generate some income and then sell off the parcels either with or without an income producing rental already in place.