I will give you my thought on this subject only.If you are going to pay someone to mentor you in the fine art of investing, make sure they have a history of success, TALK IS CHEAP, investigate, look at their portfolio, research their background, get proof that they are what they say they are, there are just too many con-artist out there that will tell you anything to get to your wallet!

Phone, wallet, keys, nail clippers with file.

In a couple months I’ll graduate with a masters, and start a role as a hardware engineer in FAANG.

The property was not in bad shape but I figured if I painted, made the minor repairs, replaced a few fixtures, hardware, etc it would drastically improve the appearance to the appraiser.

Buy decent 3/2's and just do basic paint, carpet, hvac, roof, new counters on existing kitchen cabs you might paint with new nickle hardware.  

What I recommend is that you find out what approximate costs are for big things like roof repairs; cabinet, and countertop replacements for kitchens; new appliances for a kitchen (dishwasher, fridge, stove); new laminate by square foot, new hard wood by square foot, carpeting, tile; new light fixtures; new door hardware, plumbing hardware; new doors, for front doors and interior doors; interior and exterior paint, by square foot usually I believe; retiling a shower, new sink, new toilet; new HVAC; new windows (per window);Then take all of this info (and don't forget to include the installation/labor costs, because a buyer won't be happy and will lower his/her opinion of your business and abilities if you don't include actual costs.

Stay away from the “guru” sales-pitch events - they rarely increase your investment knowledge, they merely empty your wallet!

Into your night’s sleep, into your wallet or, most likely, into both.

Need to swap out some door hardware?

If these properties are draining your wallet, driving you mad, and not getting any better, no matter what you do, I think you're in a situation where you should consider dumping them.Any investor worth his/her salt, has probably experienced some failures.