#GoDetroit #GoSection8I LOVE everything you said and the energy behind it. 

What a waste of energy. 

That eviction sounds very expensive, but it's probably worth biting the bullet.

Time, Interest, and Energy. 

There is no silver bullet, secret sauce - you have to doggedly grind and with luck - find one property that meets your criteria in an area you are familiar with and know is in demand.

It is easier to bullet proof a small duplex than a house.  

You will have to manage a builder and bank time and energy for that.Out of state investing takes different time and energy inputs by building a team and managing that team to move you closer to your goals.  

This may include tax credits such as 45L for energy efficiency.Optimization of Energy Efficient Tax Credits: AI tools can help real estate investors identify which specific energy upgrades are the most cost-effective upgrades for their properties resulting in a higher return on the improvements.AI can help investors be more efficient and effective with their time and money.

.$74.00 Emerson Sensi WiFi smart thermostat - https://www.amazon.com/Emerson-Thermostat-Version-Energy-Cer...This is the exact one we have in our lake house.

The only VA construction loans they do are full / new construction or the energy efficient renovation loans (which I think are more common, but are limited to only energy efficiency improvements).