What you should be looking for (again, my opinion) is something that is a light or cosmetic rehab that doesn't take months to complete, the market is good with low days on market.

Canless lights (for example) are easy to install and seem very popular over traditional lighting and can be purchased in groups from ebay. 

Welcome to BP Roberto look at Joshus Light response.

I have some low level knowledge from a real estate class I took in college and light reading I have done over the past 2 years.

I also pay HOA fee of $180/month which covers garbage, landscaping, outside lighting, and parking lot maintenance.

Current occupancy is 93% and when units become vacant we will perform a unit turn upgrade program including new flooring, painting the cabinets, new hardware, new lighting, new ceiling fan, etc.

I mentioned it to family and they "red lighted" me.

When he came round and saw the light Scrooge famously gave the biggest turkey he could find but that is different I sense than handing out a general purpose grocery card that could be washed in with other food needs and simply used to make ends meet.

This response won't be too in depth or technical but I had always heard to get everything in writing as well, but failed to heed the warning on my first deal.

I am looking for 2-4 families, class B, light rehab (paint and carpet, bathroom & kitchen) with decent school districts.