Not an easy thing, but saving 20% or more on the cost of a new home seems well worth the time and effort if you ask me.

So the average home was $100-$110k, I put down $20-22k, and 10-15 years later they are worth $420-$600k and they are paid off.

Whatever you decide on your next investment, Little Rock is a strong contender worth considering.

Are there any house at that price point that would rent for $1200-1500/ month with 20k worth of updating?"

Is it worth a reduction of an already very small probability of an IRS audit?

Make sure you are clear on your objective so they are not showing you deals that are not worth looking at. 

If you need to, it may be worth it to just create a website - its really not that expensive to get a basic one from fiverr

I hope I laid this out in an understandable way but I say all of that to say is it worth trying to find a mentor whose already well versed in GC who’d be willing to coach me in my home build.

As a result, this isn’t the kind of market that attracts top-tier PM talent.Your best solution might be to either:1.Take on self-management if possible (and if you’re willing to put in the time/effort).2.Find an individual you can trust to handle these properties, set up very specific instructions and processes, micro-manage them initially to ensure standards are met, and compensate them well to make it worth their while.This approach requires more oversight on your part but can yield better results in markets like this.

.: I haven't passed this past legal review so for what its worth: Part of my standard requirements for everyone include income is at least 3X rent, minimum credit score, say 640, Clean record and no evictions as well as deposit is paid in full at signing of lease and 1st month rent is paid in full prior to handing over the keys.