One more reason why people should stop looking for the easy path to building wealth.Increase earnings, reduce expenses, save, and invest.

Sell, get the tax savings while you can.

Because we are vertically integrated, we can streamline operations and avoid many unnecessary costs, ultimately saving our clients money.Another crucial factor to consider is the experience and investment mindset of your PM team.

If so, maybe wait a year or two and save the money for the purchase.

Lastly - No matter how much money you can save, don't hire unlicensed contractors who will fail to provide you a paper trail and will want to be paid in cash.

And then to eventually save up to purchase either condos or SFHs, one at a time.  

You started with the $ you saved that had effect of securing just 1 property.

Two, you'll have a much easier time obtaining a mortgage product if you have a track record of W2 income.In the meantime, continue implementing the strategies you mentioned: save religiously, build your credit, pay any existing debt owed, etc.

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

Eliminate debt, establish a budget, and save.