Maybe selling is an idea worth considering if the house is a Mona Lisa and kind of beyond the general reality of typical tenant's maintenance obligation and ability, and they aren't paying for the additional quality.If you really want to keep the home, you may find a way to be very happy about it with the right team, whether it be property management, electricians, contractors, or tenants.

To echo Dominic, typically if you need to raise under $1mm of equity, the formation costs become overly prohibitive.  

They'll typically leave behind mattresses, couches, broken furniture, rotten food, etc.

You typically offer it to your partner first to see if they will buy you out.

@Zach Howard some copy & paste advice below:)-------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

How much upfront costs are typically involved in a project before you know if it's a viable project to pursue? 

Bonus, Overtime, and Commission income all typically need a 2 year average either at the same job or in the same line of work.

We will do the reno typically a week.

It generally isn't worth the brain damage of experimenting though....especially if you want to move to a new home that you will own inside of the typical lender's seasoning period.

Look into connecting with some local investors, they typically have meet-ups often and swap stories and different strategies.