With things like the ONE Linden plan in Linden, which is a 50M plan to improve the neighborhood.

I do plan on investing by next year 2025, but I do want to increase my knowledge a little bit more and possibly find a mentor and work with one just to get my feet through the door, and start investing by next year. 

Other expenses that may be high?

Am I doing something wrong or is home warranty just an extra annual expense I should eliminate?

Increase earnings, reduce expenses, save up, then invest.

Quote from @Simon Ashbaugh: Great plan!

If you are planning on doing anything more than a cosmetic flip, buying a property that has already been gutted to the studs saves you time and money. 

So it should be assessed like every other deal: purchase price, rehab costs, rent level, expenses to operate, etc.  

@Cameron Daste What is more important, how much you spend over the next 30 years or how much that expense makes you?

It's a more expensive market than the Midwest and the short term cash flow is lower and that is the trade off for being a few hours away in a landlord friendly state.