(Note: Is the property type you want to buy in-line with your budget?)

also, how many properties are yall screening to achieve those numbers and whats your monthly marketing budget just for DM?

You said you only had about 2 hours a day for yourself, but if you can budget the time local real estate investors meetups are another great way to get your bearings for your local market.Hope that helps, and feel free to reach out if you have questions!

I'd like to create a "luxury home" rental, on a contractor grade budget.

For my portfolio at large, I budget for the 50% rule to be ultra conservative. 

I have a strict budget, no cable, no new car, and I have a side job as a credit repair specialist and make an extra $500 a month.

I'm close to maxed out on the rehab budget, and the $1900 for the 1st Instalment of Property Taxes would be a decent hit to my remaining cash/budget.

Any agent performing rehab budgets and negotiating with your bank is just out having fun as that's not in the job description at all. 

That area has some amazing architecture from when Troy was one of the wealthiest cities in the country and I got to live near it on a students budget which I thought was pretty cool. 

The larger your construction budget, the better paying on only amounts funded will be.