I can also tag it by property to easily pull P&L for each property.I am super happy with Baselane and excited to not have to spend so much time on bookkeeping and prepping things manually for my accountant. 

you are competing against other investors spending thousands or tens of thousands of dollars on marketing every month. 

The foundation is so bad the house has shifted and I’m going to be spending nearly 40-50k to get this remediated.

Go Big (4plex, spend 700k +) or 2.

Recognize that going out of state will come with a lot of learning and education; there's a cost for that of your time and if its better served educating out of state or spending it on the property.

Get to a point of having enough cash flow for me to spend less time on my job and more time with young kids in 5 years2.

Are they holding the money, or are they spending it?

It may sound funny to pay a 1031 exchange service to simply receive money for you and spend it for you, but it is essential. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Personal background: Married with no kids, 100% debt free, live a rather tame lifestyle and don't spend large amounts of money, two newer vehicles (2020 & 2024) so no vehicle purchases expected for the next 10 years.