Push through it, you may even need to have a second, consistent paying job and thats OK, until you get established.

Certainly partnering with companies that have consistent replacement properties available makes sense if the properties meet your investment guidelines.  

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

The construction aspect of it, which many banks have swayed away from is the main piece you're going to be looking to find. 

And while nothing is foolproof the most consistent method of finding good vendors is relying on OTHER real estate investors that have worked with those vendors. 

I bought a single family because I thought I could house hack in the same way as a duplex and in ways it certainly could have and did work but I didn't expect the relational aspects of having people living in a property I purchased.

There are four key principles that guide me:- Consistency is everything- Never stop learning- Take Action- Value relationships over everything else1) Consistency is everything There are multiple things that I do every single day- Read – 10+ minutes.

so would like to start building our portfolio in a State that has consistent appreciation with room for rents to increase going forward."

The one aspect I'd say where planning can really provide benefit however is with tax planning.  

Focus and consistency are going to be your best friends.Also, I wouldn't tackle buy-and-holds right now unless you currently have a high cash flow revenue stream in place.