I used to have over 100k in retirement but after some bad decisions on that as well I am basically starting over there. 

I install 40 Gallon in my 2 bedroom units because the price difference from 30 to 40 is pretty small and sometimes you can get a better quality heater spending just a little more. 

Most successful Buy and Hold investors want to maintain their rentals in good shape in order to demand Market rental rates, quality tenants, and property value.  

Obviously not looking for top of line, but quality at an affordable price where I don't have to update every time a tenant moves out.

A huge number of agents are part time and treat the job as just thatTo confirm this all you need to do is to take a look at how bad some of the listings are one or two pictures are no pictures at all mistaking the square footage of the house Mistating the square footage or acres of the property on and on and on it really is horrible for the rest of the agents who take this as a career in a profession and try their hardest every day

Probably something to do with if things went really bad a borrower would likely walk away from their investment property over their primary home.  

I'm looking to invest in a SFH in Kansas City, and need to connect with a quality person with boots to the ground. 

Hopefully, it is someone you worked with before and you deem to be honest, responsible, affordable and able to perform quality work.Happy to contact any lead anyone here cares to sendThanksGA

Are these a bad idea?

Problem with that might be that your GC won't watch the prices on labor which is ridiculously high right now: these mandatory 3 estimates on big jobs might be from couple overpriced big companies and one lower from a friendly company to your GC.You first need to build relationship in the area to know what the prices are generally: labor, materials, location of the property, desired finishes.The last note: good properties go with much higher prices than min bid, because of very competitive market.If you buy a property for $100K, it will be totally different rehab cost, quality of finishes etc than a property for $500.