The company I hang my realtor license with can find the tenant, manage the property, and they have their own maintenance dept. to help the landlord save money and time.

Not necessarily the best strategy for a retirement portfolio.

After pricing everything out, I'm going to try to make my dollar go further by doing things like replacing window glass instead of getting new windows and refinishing the tub instead of getting a new one.yes refinishing a tub can save you a lot.

I have saved a good amount for a 25% down payment and have been prepping a commercial lender to work with me once I find a deal.  

If they are good, paying tenants, I would keep them in place for the first year and save up the cashflow so that when I do increase the rents, if turnover happens I have some money stored up to put towards the turn and have less come out of my own pocket. 

You will get sick of constantly cleaning and replacing carpet so that your initial savings will probably disappear.  

I better start saving from now for that dinner:).. 

I'm going to purchase a 8 unit property from my parents that are ready to retire from the land lord career.

I recently looked into direct mail, and thought if I could do it myself, it would save some money.

We hope to start in Wholesale,  in order to gain capitol for moving into having 'passive' income through rental properties for a better life and retirement.