Let's examine your first buy.$235k purchase price$50k down payment$185k loan amountAssuming today's market interest rate of 3.92%, your monthly payment is approximately $875.$1900-875 = $1,025 cash flow per month($1900-875)*12 months / 235k purchase price = 5.2% ROILet's use your $50k cash in a different way.$150k purchase price$30k down payment$120k loan amountAssuming today's market interest rate of 3.92%, your monthly payment is approximately $567.$20k improvement to bring rent up to $1900 a month$1900-567 = $1,333 cash flow per month ($1900-567)*12 months / 150k purchase  = 10.7% ROIAdditionally, cashing out your 401(k) to buy a property that won't appreciate in value is not a good play at all. 

Of course, this is more complicated then my summary - my paragraph summarized a whole chapter or even book on the subject.It may take time and effort (and nerve!)

Been wracking my brain and all that i can come up with is: Advertising: Appraisers/Attorneys/CPAs Bandit Signs Being Transferred Best Offer Billboards/Bus bench or stop Bird Dogs Brainstorm with Team Bring All Offers Brochures/Flyers Bulletin Boards Business Cards Car Signs - Magnetic Career attire Desperate - Must Sell Direct Mail Door Hangers Drive the Area Finder's Fee offerred Friends - Tell all you Buy!

I understand your nerves,@John Poling.

It is nerve racking but if the numbers work then no issues.

I do have a current job...I am the Hearing Examiner for the Louisiana Real Estate Commission and Appraisers Board.

Cost segregation studies examine all of the various parts in the property, including the doors, roofs, floors — in fact, just about everything.

However, it's important to have someone in the local market who can help you examine potential deals and represent you when it comes time to submit and negotiate offers.

Get title insurance after a title examination.Being one owner (which it hasn't been) is irrelevant, your seller may have taken bankruptcy, got divorced, have an income tax lien, or court matter that isn't filed in the real estate records, you can't examine for a clear title. 

I'll definitely put your advice to use, should I work up the nerve to do a renovation loan on my next deal.