You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

Being able to look one of these sellers in the eye and tell them that you can, as a licensed agent, either list their property or attempt to assign the contract, assuming wholesaling is legal in your state, is a huge credibility booster.2) Get an entry-level job, hustle, save as much as possible and plan to house-hack when you turn 18-21.

If I could move to a more simple software than QBO, it would save me several thousand a year, and the simplicity would be valuable as well.

Some people are able to save money and budget and others are not really good at it.

Health insurance payments, Health savings account lots of options. 

Steve if you can go without buidling the extra garage below the ADU it will save a lot of money. if you can get two studios it will do much better than one ADU.

Instant equity just seems to save everyone in the deal.

The third property has a nice cash flow.I am wondering if there are steps I can take to reduce the cashflow issues of the 2 properties before obtaining another property, like pay down the mortgages or should I just save the cashflow from the third property to pay for any future expenses?

My recommendation is before chasing all these real estate deals is to go earn and save some money so when a good deal comes a long you can take action and move on it. 

However, she has requested a Rent Credit.I have no problem letting her clean since that will save us money and allow her to get in there faster.