I had tried to set her up with free rent that she qualified for through various local charity programs for single mothers and everything but she never even completed the applications then I had to evict her.

or, you just use wholesalersFor analyzing deals and doing the rehabs, there are plenty of free resources, either on BP, or other people in your local REIA. 

A local RE professional should be able to provide this information to you as well.In New York, we deal with this scenario frequently and oftentimes it does not make sense to legalize ADUs because the permit process is extremely lengthy, the cost is high (sometimes $150-300K for 1 ADU unit), and the potential increase in property valuable is not worth the risk.If you already have an approved permit/plan and can get your renovation down to $80K, you may want to consider this project if the ARV is say north of $800K.** You should also look into any potential property tax increases associated with this change.

Not a whole lot built in savings, but I do know a few potential partners that would want to go in with me and I'm good friends with a local GC.

Do you plan on investing locally?

Trail each purchase w a 10% downside stop loss limit order if you're not confident in the REIT, then continue your research on private real estate, and when you have the capital/team in place/knowledge of the local real estate market put it to work then, no rush. 

There are major manufacturers and distribution centers as local economic drivers that help support a high quality of life for its' residents.Montgomery, Alabama is centrally located and perfectly positioned in the Sun Belt.

Your local apartment owner association is a great resource for best practices for management and screening tenants.

I find that the Freddie interest rate is 90% correlated to the prior quarter 10-year Treasury, also shown in the graph.https://mf.freddiemac.com/aimihttps://www.treasury.gov/resource-center/data-chart-center/i...

My husband has been a realtor for over 30 years and we were always very active locally with investment properties.