(not counting on it but just brainstorming)-or should i focus on remodeling everything else except the HVAC? 

My opinion on this subject is admittedly biased, as I started investing without anyone’s help (not counting the buyer’s agent,) and am professionally suspicious of real estate gurus selling “education,” to begin with.

They don't care about thread count and they are much easier to clean than anything with cotton.For adult beds, I only use a 70/30 cotton/poly blend sheet in white and a percale weave.

It's beautiful here and I count myself lucky to have lived here my whole life! 

Count me in!!!

I'm not sure these things count as "dumb," really.

You count those hours and the travel time, the offer prep, the research, and your wage is low.Most consumers also think we get the whole check.

I've wholesaled so many properties, I've lost count, but I can tell you this - it's well over 1,000.I've been an on-site mentor teaching people wholesaling for 15+ years.I stand by my previous post.

With a household count of 250,000 to 300,000 in Memphis, that represents only 0.05% of the overall market (and maybe half of that when looking at single-family detached).To your other point, starting off with a 25% equity position is a decent position to be in with any market downturn. 

We moved out in June 2023, and since then, I've been renting it out, generating around $1,450 in monthly cash flow, not counting variable expenses.