so that's 7500 + 2k + 7K refurb + 4k mort + 1500  so that's about 20 to 25k to exit a 150 house.and if you don't 1031 you will have recapture so for this exercise lets say you have 5k in recapture.. 

I think I have browsed through 1000's of properties online and physically in just last few weeks.

I used to use excel for tracking which is actually great for numbers too (I‘m a former banker and still love the power of excel), but I found it a pain to have to keep the physical receipts around for tax documentation and also I would only input them whenever they stacked up since I hate spreadsheets on the phone.

@Dominic Flint @Dominic Flintundefined - I'm referring to notarization via webcam - no physically present.

At least to go completely head on into the business.Also the investment itself is fairly motivating....Where else can you tap into a cash-flowing asset, that's collateralized by hard real estate but you don't have to deal with the physical property itself?

Focus on your mental/physical/spiritual self - read/stretch/learn to calm yourself. 

I work as a physical therapist for my day job but am interested in investing in real estate.

I would consult with an attorney and your review your current lease for ways to ways to pursue that without physical evidence besides for the smell. 

BTW, I actually have a B.A. in Mathematics, so know it quite well, spent a career with math and physical science paying the bills.  

They have assured me they would not exercise the due on sale clause.