Raised the rent on all 4 to mkt rents & the one who was always late paid the extra $100/month & immediately started to pay on-time.

Adding in the rent from the other side, the property would still be pretty negative on cash flow (largely due to the FHA loan w/ minimum down, I know).MAYBE I could bring the rent up over the next 3 years to where there is positive cashflow; MAYBE appreciation will be such that I could sell at a gain in several years. 

.- Structure: Form LLC, if you have looses don't treat it as an s-corp yet, since it is an added unnecessary cost at the moment but do form it.- Have kids: Hire them, they pay no tax up to 12K each and you get to deduct 12K.

Now you can take out a small mortgage to pay for the remodelling.If you buy a "used home" you have to ad the cost of improvements to your purchase price to compensate for the used condition.

If it's an SFR you could technically get a HomeStyle reno loan on it, but that would be a lot of closing costs and other nonsense just for an extra $5k.I'd suggest credit cards or other unsecured borrowed funds -- get it done quick and sell it quick to pay it off. 2nd best might be some sort of equity deal with another investor who has $5k to invest. 

I have about four savings account which totals a little over 3k for different reasons like Emergency (2k), Travel (1k), a credit union saving (~300+), and investments (~350 and adding [Had more but I spent it some stuff to educate myself and get started with the stock market.

Also, there are so many perks to being a pro member, and new perks are constantly being added.

MTM will allow you to skip the extra work and stress (for owner and tenant) of signing a new lease agreement every year when the previous lease agreement ends.

I own an older house that's in decent shape but needs some renovations including adding dormer to our attic (or just raise the entire roof possibly depending on expense) to facilitate a closet and more headroom creating an actual bedroom. 

You would typically see new developments in more rural area with 200+ lots where there are higher margins and all the extra civil engineering work / infrastructure is worth it.I would probably try to find a smaller builder.