The best thing you can do in preparation for serving your investor clients is running deals over and over.

I knew the market so I was prepared to replace some of the bigger items. 

Plus, if you decide to do one of the other strategies in the future (such as BRRR'ing or out of state investing), you'll be much more prepared to do it if you have a few HH's under your belt--a ton of the lessons you'll learn from a HH can be used to succeed in other areas of real estate ...in fact, I'd say that a HH should be a necessary prerequisite to the more advanced strategies (like flipping) for most folks!

I'm new to the forum and getting myself prepared to go down the road to financial freedom via RE!

I think I would recommend you really pick a niche and stick with it.You jump into Texas for a "slam dunk" but then find out it's not a slam dunk, which indicates you aren't quite prepared to determine what constitutes a good deal.

Step one - in preparation I ordered a separate planner strictly for this goal.

If you can figure out for yourself what can go wrong, then you will be prepared for when it inevitably does.

Then since COVID is heating up around here because folks are so resistant to getting vaxed, I could stay in and prepare the docs for the small claims case. also, i heard that a collection agency has the power to garnish wages.

You aren’t prepared to make an offer until you looked at, examined, run the numbers on, followed up on, watched who bought, made money, lost money, etc on 100 properties.  

I am preparing the house to be an Airbnb by the Bay.