HIndsight is always 20/20 but what you should consider the most is your market conditions in your area.

The property just has to be in bankable condition.   

Hard to know anything without rent roll, taxes, insurance, Condition. 

I also recommend MLS (if you or a friend has access to it) of units already rented in close proximity, condition, and bedrooms / bathroom count.

Buying single family homes that are in too rough of condition for the none investor, but also not enough damage to do quick flips for a full time house flipper. all three deals have provided around $20-25k in returns after all expenses.My question is as experienced investors if you were to start all over what lessons learned do you wish you knew then that you know now?

The home has to be in move-in ready condition to pass an FHA Appraiser's inspection.

At the end of the day LL needs to keep the property in a fit and habitable condition and make any necessary repairs to do so in a reasonable amount of time.

Generally speaking, you have a responsibility to maintain the home in the condition it was marketed and rented.

.- First/last/security - signed lease- Copy of renter insurance- Copy of drivers license- Copy of car registration - Statement of condition for the apartment.

Most of the time, we try to sell for top dollar to a retail buyer but other times, we'll sell "as is" or with a minor rehab, depending on market conditions.