Quality over quantity is a ridiculously underrated point on here, despite some of us stating this ad nauseum. 

He insisted that a phrase be added that the money is to be released upon completion "and not upon approval by the seller." 

This meant I couldn’t pursue the driver personally and had to rely on their car insurance, which settled for $25K—their maximum coverage.Unfortunately, the crash added $77K in unexpected costs, including $41K in repairs and extended holding costs.

I started out with value add, where we force appreciated properties by adding square footage and beds/baths.

I could see how purchasing before the rehab I could have added additional equity but then I would have had to manage the purchase and rehab from out of state.

The title attorney involved had open communication with all parties on this and an addendum was added to the contract stating this.   

However, if you've picked up on signs of potentially problematic behavior during your interactions, you might be able to highlight them by adding “good tenant conduct” to your list of standards. 

They took the other ad down when I did.2.

You're literally the prey these ad predators work off of, do you not see how gullible you appear?

If you are set on your strategy of just adding 3 more rentals then you should probably leverage your network of lenders and discuss best options with them to free up some cash for more investments.