Start with your primary, rent out any spare bedrooms "house hack"Use that to practice upgrades, kitchen, bathroom, curb appeal... etcNow you have experience as a landlord and flipper, use that to buy a distressed propertyAdd 40% equity to the property through home makeover, refinance into a low cost mortgageNow you are cashflowing a healthy margin on a second property, use that to build equity over time, cashout later and buy your duplex/quad.If it's going to take you 10 years to save up a down payment for a small apartment building, yeah it makes more sense to start growing your portfolio with cheap SFR flips instead.Every market is different, every borrower is different, every property is different, it would be ill-advised to recommend anything without recognizing the individual's nuanced goals and objectives with their next acquisition.

Because I retired a few years earlier, I don't have a huge runway to recoup after big mistakes but I need reliable investment vehicles, that can still deliver a decent return within a 3-5 yr. window with surety and consistency. 

Every experienced investor started where you are—hungry to learn and ready to grow.Lean on mentors, network like crazy, and stay consistent.

Most investors that build wealth over time are value investors that 1) don't lose money 2) get slightly above average returns over time... consistently. 

Practice tips include budgeting, saving, and leveraging strengths.

Question What does a roofer invoice consist of?

I am surprised they have not been sued for illegal business practices.

I completely agree that while luck plays a role, consistent diligence is what tips the scales in our favor over time.

The type of heater installed is a baseboard heater, which heats up slowly and is designed to run consistently for optimal performance.

So you could give them a 30-day notice that you are taking the garage back, but I think that's bad practice.