So if you had minimal time but were ready to invest, what would make the most sense?

The way to crush anxiety is to leave minimal space for uncertainty.

HmmmThis outside of the box thinking is very interesting to me, because if you can essentially assemble the team (especially with VA’s) to combine strengths and make quick massive progress initially instead of just putting together what you can yourself with minimal assistance and pivoting as you go, it sounds like you have potential to run at a much more accelerated rate.

Currently in most areas with longer days on market and prices dropping, you 100% SHOULD NOT assume your future appraiser will come in that high, and in the even they come in lower, if you don't have much equity left in the deal that will kill your BRRR Strategy.I personally use PML, but you can use HDML, then be ready to do a Rate and Term Refinance VS a cash out refi leaving minimal to none of your cash in the deal and then go to the next one. 

Plus it integrates with your calendar so the communication between you and your cleaner is minimal as they just know when they need to get in and clean. 

I feel that the risk is minimal where the duplex is specifically located. 

If you're looking for strictly MLS deals then having your license is a no brainier It's actually quite cheap and easy to get it and cost to maintain it is minimal. 

This is also where renters insurance comes into play to protect the tenants belongings so the money doesn't fall on the landlord (requiring renters insurance is key here) - here is a great Forbes article that talks about natural disasters and how to prepare and minimize costs along the way.

I’m still working on my Welcome Manual.PLEASE give me a thumbs’ up for ACTION and add a tip that will minimize my first-timer’s jitters.

- see if you can’t get that $428K privately to pay off as a ‘mortgage’ w/ minimal interest rate (1% George & Mom?)