There was recently a water intrusion event caused by a clogged drain outside which caused some hydrostatic pressure in the soil and some water came up through the slab, which the tenants promptly cleaned up and I ran a dehumidifier I rented from home depot for 24 hours.

We need a healthy supply of homes.

Account Closed Timothy, it sounds like you have some great ambition, partnered perfectly with some healthy skepticism.

Market supply remains healthy, hovering around 1.5 months of supply if no additional inventory was added.

How much in reserves do you think is a healthy amount to have ?

I would anticipate when you are starting out to look in the $120k or less purchase price with a lighter rehab and always a good healthy ARV if possible.

You basically fill it with dirt and cheap soil and then plant all on top so someone can have a garden or nice option there.

@Lenny Machin  @Beka Shea is right a soil scientist would be helpful and we have employed several over the years. 

So I cannot be up in the game 24/7 like I'd like to be, but I spend a healthy amount of time keeping up with listings and the market.

Be open to learning but balance that with a healthy dose of skepticism and your own research/ edification. (2) househacking is the perfect first step.