If you want to scale and grow a portfolio, that up front equity is absolutely vital or you will be stuck with one or two properties and no where to go. 

sorry for the late response everyone, my regular job has been nawing at my ankles but thank you so much for your vital info all is welcome and helpful.

I go on loopnet and work out numbers on properties that fit my criteria just so I can get in the habit of getting things done fairly quickly .

It's been extremely valuable and has made me want to re-evaluate my current spending/saving habits. 

Being able to build great financial habits when you're smaller makes it way easier to run bigger setups.

So many of us out here are still trying to find someone to show us the ropes and teach us the game all while trying not to get taken or learn bad habits.  

New shingles, several windows, re-level two second story apartments, new exterior entrances, three kitchens, three washrooms, flooring, drywall and paint, etc.We would consider two of the units habitable at the moment (even though three units are occupied), one is barely habitable, one apartment had a fire and requires refinishing and the commercial space is vacant and dated.Our goal would be to rehab the unit that was damaged by fire, then renovate one of the units currently tenanted and finally gut and divide the commercial space into two one bedroom units giving us a very nice six plex when completed.After plugging in income/ expenses and adding 8% for each vacancy, management and maintenance we end up with $100 cash flow as is and conservatively calculated $1600+ net cash flow once renos are completed if we do not refinance.At a 15% cap rate Value would be in the $135,000 to $150,000 value range.The  second property is actually kittycorner to this property via a back lane and is a completely finished fully rented fiveplex.  

They are acting as an agent without the laws, ethics requirements, education, and insurance that are vital IMO. 

But I'm determined to find some time and drag my kid (27) into this with me.One suggestion I saw was to reorganize your lunch hour - break the habit of going out with coworkers / going out to get overpriced coffee, merge your breaks together, and go do your real estate calls & research.  

They are acting as an agent without the laws, ethics requirements, education, and insurance that are vital IMO