Get the advice of an agent in your area but in addition to what's been said: paint job, flooring, exterior appearance (new siding/paint/power-wash/whatever) and landscaping.

A good property management company is worth the money you spend on them to attend to your tenants, monitor renewals, stay up to date on legal updates and allow you the freedom to focus on your life and goals. 

I’m 21 and being 26 and able to quit doing HVAC full time and have rentals and so much more freedom sounds amazing and it’s what fuels me. 

Having your license while being an investor is powerful and under rated.

I'd appreciate power-tips for major rehabs on the first try, mindset and mentoring advice.

Storms can take out power, etc, and in those scenarios I believe a refund is the right thing to do.

I am currently getting ducks in a row (aka getting the funds together) to develop a .5-acre tract I own, with power and sewer (not a huge cost), and then electricity.

You'll just need to make sure you get them to provide you a limited power of attorney to transfer the title into your name (or company name).

@Evan AlexakosItems that can’t easily be changed:Right behind high voltage Power lines, busy roads, quirky layouts that require massive overhaul, property styles that aren’t consistent with the area.

However, don’t abuse that power.