Keep all the money you collected from the previous year for emergency only and repeat the process. 

Lock, load, fire, and repeat.

Slowly build out a repeatable process...if you continue to change things (as in different types of properties, different levels of renovation, different finish material, different neighborhoods, etc.) you create more variables and make it harder to solve to the problem.I am a math guy and less unknowns/variables you have the easier the problem will be to solve. 

I did that with one of my places this summer as I was tired of it turning over almost every year and the ongoing repeated repairs of the same thing by the PM.Yes I totally agree.

It is straightforward, results are more predictable, and repeatable just like the BRRR, but it's slower. 

There are lots of local meetups and frequent discussions about all things real estate here in Sac / Norcal.

I plan to purchase the property with 5-10% down, live in it for a year or two with a roommate, then rent it out full-time and repeat!

I dont their account reps change pretty frequently..

I've never been scammed but my units have appeared in SCAM advertisements frequently.

The firm I work at, for example, has repeat developer clients that have been coming back for the last 10-30 years!