So I would not be surprised if I do not make my planned purchase (or if I do make the purchase).  

When calculating deals I try to shoot low for rents and work in a moderate vacancy factor so I can hopefully be pleasantly surprised.

Most of my tenants always wait until the 5th, but I'm happy, if they pay and didn't lose their job or had another emergency. 

I was extremely fortunate to find a part time job working 20 hours a week, and surprisingly Im doing well enough that I'll end the year making $100k only working a few hours a week. ($300k if I went full time)I know that my end goal is not to be the top dog in the brokerage world.

The results may surprise you.

I even called VA Loan program manager, but surprise!

Not just "not here for the inspection," but I want to see a completely vacant unit with no personal belongings left... and I might be tempted to get the seller's permission to change the locks right then (they get a copy of the key, that they can return to me at closing) just to mitigate the risk of that former tenant becoming a "surprise!"

And you have already taken out a 20K loan out of a 50K home (assuming it's still worth 50K today cause you bought it from the 08), then you probably can get another 20K at best for you Fix&Flip.I would sell the property and use that capital to fix and flip house cause that business needs lots of cash.Also, I am surprised that your triplex gives you only $200-$250 positive cash flow, do you mean per unit?

A surprise with permits/zoning can be very costly if/when you make (unknowingly) uninformed decisions.

I should confess that i didn't like that house, but i had to buy it to settle.I have even spent 25k on it for rehab, but still didn't like the building nor the neighborhood.Fast forward, i have broken up with my gf and haven't used the house for years, or event visited it.last summer, i thought of selling it, and i was surprised that i could easily sell it at 127k with 27k net profit.Why Am I sharing this now?