Since we downsized, our fixed expenses are significantly reduced, we have the desire to move forward and either buy and hold or flip and sell.

You tend to get a better coordinated project,  understand cost to greater level sooner, better constructability, reduces the change orders from the contractor during construction to name a few.  

Get those CCs paid down, and you'll also potentially earn higher credit limits on those existing cards (a good rule of thumb is to keep your utilization lower than 30% of your limit which, if done consistently, can boost your credit score). 

A BRRRR deal usually reduces cash flow a bit so a plus to waiting is that you collect more in cash flow in the meantime. 

If you charge a fee, the tenant will know it's non-refundable and therefore they have no incentive to try and earn it back.

Plus, rates are down.Maybe go to a direct lender like a community bank to reduce origination fees and costs. 

Many high-end home sellers may be forced to reduce prices as millennials are actively increasing demand for more affordable housing, making opportunities for investors very lucrative within the entry-level home category.

and/or look for innovative ways to reduce expenses or increase rent. 

PS- the class does qualify for the reduced fee in Minneapolis. 

I definitely want to be up front with my potential tenants, but also make sure I am breaking even or earning a positive cash flow because more than likely at some point I will be making repairs or upgrades to the units and would want to have an expenses and repairs account built up by then.