Finally, I struggle to quickly get from address to offer.

The upside is you sell quickly for the couple.4.

In my current situation I only have the ability to do one deal per year so I'm exploring the idea of using a HML to buy properties quickly and at a deeper discount.

Even a small leak adds up quickly.

Adeel,Sorry I can't help with a recommendation but I wanted to give a quick suggestion. 

I am starting to build a quick-list of trusted/recommended plumbers, electricians, etc. in the Des Moines area that I can call in the event of an emergency.

Advantage of flipping is big profits quickly to increase capital.

@Sean OToole - PropertyRadar is amazing (from my quick overview).  

You'll figure out pretty quickly what *can* be fixed and what can't if you're looking for a final sale price (including some margin) of $40K.

As a retirement plan, the Solo 401(k) is vastly superior, with significantly higher contribution capacity, the ability to make Roth contributions of up to $18K per year with no income limitations, etc.Depending on your ability to contribute, and therefore how quickly you can amass some working capital, you may choose to start with a fully self-directed Solo 401(k) or you may choose to establish a low-cost brokerage Solo 401(k) that would be limited to investing in stocks, funds, etc. for the near term.