The value goes up tremendously.

Anything that comes to mind would help me tremendously.

but i agree it's a tremendous opportunity. 

Glad to hear things are going well...Learning can stimulate tremendous growth in a very short period of time depending on how you use what you learn.One thing I'd highly recommend doing, if you haven't started doing so already, Is to download audible and start listening to books on the areas in which you're looking to learn/invest.BP has published many very valuable books on many different subject including BRRRR, investing with little/no money down, estimating rehab costs, property management... to name just a few.This is a journey, not a sprint, so take your time, adjust to being in it for the long term, and FOCUS!

This new location had both tremendous immediate equity and cashflow $40k per month before P/I.  

Felicia Hey Felicia,Now is a great time to get back into the game, and you're fortunate there just so happens to be many opportunities in your back yard, more so in the areas surrounding Charlotte as the city has become so competitive...A solid lender will help you take your business further than you ever could by yourself using just your own cash.While you're able to derive tremendous value from the service they can offer your business, there is a cost associated...In our experience, the better the deal, the lower the cost of entry.

PS I find tremendous value from BP Insights.

As the Treasury continues to issue new bonds to fund Congress’ tremendous appetite for government spending, we should continue to see volatility in the bond market, and by extension, mortgage rates.

These resources helped me tremendously in getting started:1.

You can maybe cashout refi your property in the future, or perhaps try to utilize some of it through a 1031 exchange later.What you see/hear about purchasing / scaling with "no money" is extremely difficult, works in certain situations, and many of the techniques entail a tremendous amount of risk.