I always get the ball rolling on anyone who is ready around month 4.5/5 so we can knock out appraisal, underwriting, title, etc ahead of time and fund the deal right around that 6 month mark. 

(ball park) practice running comps.

Don’t feel too bad i had similar expectations starting out my realtor pretty much just sets up my MLS searches and If i find something she inquires and makes offer but now because we have a relationship and we have made several sales together she respects my judgement and makes any offer even low balls which I don’t do often but I have to admit I have done so once in a while..

That realtor dropped the ball a couple times during our first closing transaction, and sometimes she says things that aren't true after I check.I don't think I know more than a realtor (however in some cases I've found some TX ones to be highly incompetent and bad at their job), I stated that I know more about the home I just rehabbed - which is I do since I built it and designed it, so I would be good with details and questions. 

If you think you will work less, or have less balls to juggle by being self employed, you may be mistaken.Your lifestyle may improve (or may degrade) depending on how you how much you like or dislike doing the self employed things you must do.You might make more (bonuses) working W2 at 70+ hours than you will investing (in some positions, for some employers), others exploit their workers terribly, and treat them bad.

Replace/add light fixtures to increase brightness or even just change out bulbs to ensure high CRI and consistent color temperature throughout the space (2700 or 3000). 

If it’s enough cash to pay for a house out right, I’d be making low ball offers.

I am looking to make a professional transition from the hospitality industry, and am exploring a few different real estate investment avenues...leaning more towards rentals at the moment...long-term/short term (airbnb)...and toying around with the idea of trying to house-hack a small multifamily as a way of getting the ball rolling. 

Finally have a decent amount aside to invest ($80,000) looking to do a BRRRR strategy in Central Pa to get the ball rolling if anyone knows any agents good with investors or properties in distress I can love :) Happy Holidays everyone

Example:  You can't have three rehabs going at the same time, trying to do the work yourself and still go to ball games or say goodnight.