I became a realtor fresh out of high school last year, thinking I would learn about investing, but now realize they are two completely different things.

This will be a cash deal, is Phase 1 a good idea and baked into purchase agreement?

In fact, the tenants are so happy, it's not uncommon for them to send me Christmas cards, and some tenants have even baked cookies for me!

Labor is less expensive and available, regs non existent, demand high, more fresh air year around versus enclosed,

Leveled house- exterior paint, fresh landscaping, added privacy fence, interior paint, new windows, new mini split heat pump system, painted kitchen cabinets, new counters and hardware, new bathroom vanities and toilets, expoxied baby blue bathtub and tile surround white.

@Allan SmithNew episodes, old topics/strategies with fresh faces...

Plenty of opportunities raising capital that have little to no pre-covid deals baked in.

House hacking is the way I would start to buy a home to live in and then rent it out and start fresh after you have the reserves built up to do it again and rinse and repeat. 

“[C]hoice of personal expenditures” seems rather flippant when buying food, children’s clothing, gasoline, or utilities taxes.All taxes have negatives, but you’ll never see state trooper salaries paid exclusively out of bake sale proceeds.The only legitimate question is: Is the tax system sustainable? 

So, they bought an OOS property (usually a freshly rehabbed A-grade house in a C or D area) because the house looked awesome in pictures, and the cashflow looked good on paper.