Three or more income streams under one roof is a far wiser investment. 

@Mark Senecal, try this link to the file on Google Drive and let me know if it works:  linkAlso, by turnkey I mean a contractor who can handle multiple aspects of the rehab:  plumbing, electrical, roof, etc. under one contract then hand the keys over as a finished product. 

One final note is that in the northeast it seems like every house I look at needs a roof so budget that in from the beginning if the roof is not brand new.

What if the roof starts leaking or the furnace goes out shortly after you move in?

I have so many friends starting businesses hat need commercial space and it also come from and interest in knowing how this aspect of real estate works.

I am up to 16 properties now and have a fairly good idea of some aspects of the lending world, but I was hoping there may be something out there that I did not know about.

Both roofs done in the past 3 years and new double pane windows throughout.Obviously (if I make an offer) I will do my due diligence and get many inspections.

I want to create a future for my family and be able to work with the person who knows me better than anybody, the person I share every other aspect of my life with, my wife.

Roof, siding, windows, insulation, electrical, plumbing, hvac, flooring, etc. 

My plan is to to start with all the exterior work first (roof, siding, deck, windows and doors) and make it very attractive at least on the exterior, and begin marketing the house to some home buyers who are looking for a project where they can have their input if they buy.