My plan was to start selling a house or 2, in maybe 8 months once the tenant pays down the mortgages a bit more.

We had used Home Depot and Lowe’s, and the house was still not done.  

For example, a distressed house may cost 200k and if fixed sells for 350k, but it needs 100k in work so the spread is 50k and then work in all the holding costs and closing costs and if there is any hiccups you are under water. 

-it seems like you may be interested in house hacking. 

To find a house where the seller is willing to sell it to you Sub2 the existing loan you need to do quite a bit of marketing.

You can work with an accountant to work backwards and he can guide you of how much of a house you need to buy to get your income to the lower tax bracket / 12% / 10% / 0% bracket.

But no more than 1 purchase a year, so it could be a SFH I buy to do STR or Student Housing or a multi-family in a cheaper market.

A large part of this was necessity; interest rates of 12% - 18% IF available doesn’t leave much room for profit UNLESS property can be transacted with leverage at a lower rate.

I am also adding another bath in another portion of my house and expanding the bedrooms.

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