You'll still know the future cost when it's time to repair it, but you'll reduce any future maintenance expenses after converting it to a smaller size or even elimnate them entirely if you can do a concrete patio instead.

As a person who works 55 hours a week plus doing real estate on weekends I’m sickened by the fact so many losers and deadbeats collect my hard earned tax money and do nothing but get buzzed up  and hold the couch down.

As NJ being more competitive & prices are going very high & I earn average upto 25k on a flip in NJ, & hard to find properties that really make sense here.How’s the Leigh valley area in PA for real estate investors?

Also, just an idea, since you have your hands full now, perhaps consider starting with a passive strategy (aka syndications), and then move to something more active once you have your passive income stream.In terms of HML, I would refrain from it since you're W-2 employee and your HML earnings are taxed as ordinary income (aka at your W-2 rate). 

Both have very little requirements in terms of PM and have onsite tenants that are offered reduced rent in exchange for services.

There are other rules that your professional will help you understand. 5)Also, self-insured medical reimbursement plans and deductible educational assistance plans for legitimate family-employees can reduce taxes.6) Also, there are many many credits that you might qualify.

to date, we have accumulated close to $30k, kept in a “high-yield” savings account and earning 2% interest.However, in recent months, we were hit with medical bills which we had to put on credit cards, adding another $16k in high-interest debt.

So Thomas I think you misunderstood what I was trying to say, although I’m eligible for VA with zero down which I (earned from serving my country) my plan was not to get a house while in the situation that I’m in that would be foolish. 

This provides the borrower and incentive to not re-default since they are gaining equity as their deferred balance is reduced 

That being said, here's a quick bit on how I recommend you go about buying a rental property (regardless of who the seller is) to reduce a good chunk of your risk:You've got to pick the right OOS market.