It takes a lot of practice, a lot of not responding right off the cuff when you have to deal with junk, but it does pay well if you can gain the respect of your tenants, and take care of their repairs whenever they call. 

@Steven MorrisYou should be careful about getting short term loans because they will change your Debt to income ratio and then you may not qualify for the actual purchase money loan to buy the property.

MFH, mobile home, assisted living I don’t really care.

She does need some tender love and care, but I'm waiting for a contractor to get out there and tell me exactly what I can do. 

@Tyler Wittwer You buy toilet properties that look great on paper but for some reason can't be sold to local investors.I kid.But seriously, be careful out there.

Its been "good enough" since I track everything very carefully.

You have to be a bit careful on that as the last thing you need is for the lender to find out after the refi and think that you never planned to stay as your primary residence. 

.- Careful!

You didn't mention your other bills, like credit card debt, car payment, child care, etc so I'm assuming they are easily payable or nonexistent. 

@Evan KaczorSeller's want their money.They don't care about marketing and how you'll get it done.