What area(s) are you interested in? I

I would love to do a BRRRR investment but the market I'm in is a seller's market, and so all the houses are overpriced.  

Luan plywood is typically sold as 1/4 in.If this is a long-term rental and all you have to work with is 3/8 in., I wouldn't put in engineered hardwood. 

I’m new to the area I am in. I

Probably not bad for the area (here in Mississippi 11,000 for a 1 bedroom would be too much but in California it's probably ok) depending on the shape it's in. I

I don't think it's technically permitted to have multiple homes on the agriculturally zoned land here in Orange County, FL, but it's grandfathered in is what my realtor told me.

I was feeling quite relived, the first tenant, despite not being the best at paying rent, moved out left the place in good condition so another tenant could quickly move in. I

And knowing the area you're investing in is one of those things.  

I Owen him another 3200.00 per contract but since move n in I have had to spend 900 dollars to connect fauces dishwasher  in kitchen ( plumber) and electric in living  ( electrician) room since when they were using tools they blew breaker in fuse box an shorted out wire.

Depends on the price point of the property and the rent bracket you are in. I