anything helps and I'm excited to start this journey, just not really sure where to begin lol Team looks good to me, maybe add a mentor or two in there.

ADU to rent out the other two units. 

Some banks will go up to 100% LTV so you could stack a 1st position HELOC w great rate up to ~80% LTV and a 2nd position HELOC w higher rate to get access to the other ~20% if needed.A couple years ago Wells Fargo was offering a HELOC product on a rental property that was somewhat of a hybrid between the two. 

I have two units.

Three different times he was late on rent by two weeks and we never charged him a late fee. 

At that tax sale, there is basically two year lag before you can resell it...in the meantime they need to pay taxes and HOA dues. 

Personally the hot tub is only a perk if we like the house so  as referenced here themed room and location win the day.hot tub is a blessing or a curse - either they are spotless or nasty and there seems to be no in between.We would never not rent a str because it did or didn't have a hot tub but if we had two similar places we would most likely book the property without the hot tub.

then you hone in on a certain property and the day before the auction it gets redeemed just wasted all that time. to do this successfully you have to hone in on a 100  props thinking you might get one or two.

Since then I have acquired two more but ended up selling one.

If anyone from New York or Florida that regularly does real estate transactions between the two states could provide feedback, that would be appreciated.