What expenses am I missing? 

Real estate is crazy expensive, as I'm sure you all know.

It will still be expensive (especially if your heater is gas), but may be cheaper than updating all the gas lines buried in the slab.

This means you are doing it strictly for the cash flow.If it were me, I would go the ADU route, Rents could be comparable to the condo without the HOA dues (yes higher Cap-Ex but those are long term expenses), and with everything on one property, things are just easier to manage (one mortgage, one property tax bill, one insurance, etc.). 

You don't turn over as much utility expense in multifamily.

I built our service for the average investor vs the big corporate types ones. 

In this time, mortgage rates are up 103% and the average home ($417k) would require roughy 50% of a household’s total income.

A good place to go to if Columbus is too expensive

All of those are rather strong areas with a lot of pent-up demand for rentals and a strong average household income to make higher-end properties pencil.

@Jaron Walling Hi, i have been working at my families local restaurant since i was a kid. it pretty much doesnt operate smoothly without us being there but it is getting tiring and my parents who have been working these hours much longer than i (they are immigrants from albania hence why i also bust my ***) dont want to continue doing this forever. i also do some FB market flips and have an online store. i just hustle to do whats needed. i have low expenses so this has allowed me to save alot for investments.