The wife had a local business and the husband had a good job.

I can look at my market locally and see we have on average right now 5,000 units for sale at a given moment. 10 years ago that was 16,000-18,000.

Hey @Alex Deal, I’d recommend QuickBooks—specifically QuickBooks Online—so you’re not limited by Mac or PC and can access it from anywhere (not just your local system).

For us (in Las Vegas), it is common to have $200 to $300 in unplanned expenses on a ~$20,000 job.It will take longer than expected.CRITICAL - Unless you have a local person with construction experience to walk the property at least every other day, the job will take longer, cost more, and have poorer quality.If you have questions, please post them, and I will try to answer them.

I’m working with local investors who are snapping up everything they can get their hands on, and honestly, I can’t blame them.

I want to find something local (Los Angeles area), move in, do small renovations to possibly build up more equity, do a 1031 exchange, and find something better. 

if you have proper team you can self manage. are you local to the area?

Since regulations frequently change, it’s best to consult a local real estate attorney to ensure compliance.Good luck!

So, if you aren't local you need to expect to be paying people.

To maximize your investment, use financing options like FHA or conventional loans, analyze deals based on cash flow and cap rates, and network with local investors through REI meetups and BiggerPockets.Good luck!