Vacation rentals up in Arrowhead and big bear are interesting to me too, but right now cash flow OOS seems to be what I will focus on primarily.

Many tenants buy stuff to feel better about themselves, both because buying is an act of power when they feel powerless and because there's a deep comfort in having a lot of your stuff around you to help you forget that the house you live in is not yours.

For example, some people focus on payments and tenant screening, others are more focused on accounting/depreciation/job order focused and yet others are into online marketing.

A real project manager would be able to oversee multiple rehabs simultaneously and do what many GCs can't and might be a good 'next step' to start considering if multiple rehabs is your goal (and which seems to be the growth you're headed for whether they're for flip or hold).My real answer right now though would be to look at investing in a good property manager so you can focus on being your own project manager.

If instead you have a good job and want to focus on net worth growth, then different areas with less cash flow and greater chance for appreciation could bring you better gains in the long term.

We focus on at least C class or better neighborhoods with rents of a minimum of $750 in the suburbs.

I have focused so far on the Gulf Coast but I am interested in moving into other markets over the next few years. 

I focus on internet resistant tenants.

You'll need to find a value-add deal.Sounds to me like you'd be better reading up on BRRRR investing and focus on that.

Knowing who our target renter was allowed us to focus our search and not get distracted.