You can have up to 10 properties with loans outstanding with Freddie or Fannie.

Better quality guests and fewer of them.

So at $130k you're cash flowing, but the quality of the property isn't great and there's not a lot of room to work with to make it worth the effort in renovations.

A starting point would look something like the following.First outline the process.Identify marketcorelogic; Uhaul data; census data; Airbnb Data; Zillow data zestimate vs rent rate; Houses on market, consumptions rate, etcOutput: what market has potential inefficiencies or unforeseen growthIdentify neighborhoodsschool ratings; public transportation; crime spot data; HOA quality; proximity to major employer and average wages; opportunity zones; historic appreciation; historic average rental rates; etcOutput: what is currently working the area and what are BP members doing there as well as unforeseen growthIdentify strategies that are best for the given areasshort term; long term; BRRRR; arbitrage; etcOutput: which strategy is more efficient or applicable from user inputIdentify realtors/wholesale/etchighlight most active realtors/wholesale companiesOutput: connect with and understand local marketFunding typesbased off the price and type of units what is available and who offers the funding; BP member input on successful previous funding deals Contractscurrent trends in the area to close the deal from in the local marketManagementhighlight local management for long term or short term; contact info for Core four, inner and outer circle.

I don't think wood look tile is any more premium than a good quality LVP.

While SFH are king right now (it terms of renter preference and appreciation), you may be able to buy a quality 3-4plex with that much down if sold.

Costar is very expensive and I'm willing to compromise some on quality/quantity of data for a lower price.

so you need to find a quality GC that wont rip you off

I have been successfully managing projects for over 30 years and will be happy to answer questions regarding ways to control your projects to keep costs down and quality high.

If you have high quality properties with high-quality tenants your management time will be almost zero so there is no need to decrease your profitability by hiring a manager.