how u finding partners in all those areas ?

I'll keep this forum post updated as we move along and maybe u will follow in our footsteps.

there's a 4plex near me in sacramento going for about 1mm. great cash flow play. newly renovated. u have access to the MLS?

Hmm... u should try ask this question at earlyretirement.org for suggestion instead of here since u don’t want to invest it back at housing.

Paint color) upon move out and hopefully u have a sizable deposit to cover the “damages” Just inform them nothing will be change out unless it’s broken.

NOI divided by the properties value is the cap rate.On a 5 u it building with yearly rents of $34,500 and a sale price of $250k I would expect a cap rate to end up around 9%. 

Within year or max 2 years...u will have turnover ...again u will pay 1 month rent - $1000 and $2500-$3000 most conservative estimate to make house ready for rent. 

only if u have a team with many agents.  

I would focus on repairing your credit. see a specialist (faster) or open credit cards little by little and pay them off each month. im not saying increase your spending, just saying instead of buying that tank of gas in cash use a cc and immediately pay it off. while your credit is repairing, start banking cash. build a budget and stick to it. 80K a year is good money, make it a goal of yours to retain as much of it as possible i.e. don't eat out, don't go to the local pub, drive a modest paid off car etc. once your credit is up and savings is up, use the 80k a year plus savings to get leverage. then use that leverage to buy your properties. if your looking for a get rich quick scheme, id advise u skip over RE. don't get me wrong, you can make money fast by flipping homes but you didn't mention having experience in that area so I assume you don't. another option if your really in a hurry is to find a partner with experience and cash, and see if you can buy into one of his/hers deals. you would have to market yourself for this and see what type of skills they may need that you have. maybe you can buy in and use your web development skills to beef up and/or maintain your partners website saving them money on outsourcing. that might be your ticket into a partnership. since you mentioned your helping your friend, maybe you can partner with him?

@Seth Williams how do u normally value a property?