Btw, would you mind sharing your analysis spreadsheet for your new construction?

It’s such a great resource for learning and connecting with like-minded investors.

Keeping insurance and ownership in mind, what is the correct day to start the lease?

While using QuickBooks it is a mind set and you have to accept the process and procedures to use it as a real estate and property management software.

They offer a demo too, so you can see if it is exactly what you are looking for:)Just a small note to keep in mind as you are starting out, making connections and looking for deals, keep in mind how you are presenting yourself. 

@Kash Tacke I'm a big fan of ADU's in general especially here in the mid west, yes you could potentially be on the front of the wave, but housing density is the solution to the affordability issue, anytime you are investing with affordability in mind is a great strategy to me, and sound like there are some incentives or at least supporting winds form the local city, that in itself seems like it would be worth at least approaching an architect or contractor to bid up some plans or concepts to take tot he city.  

Keep in mind if there are economic shifts that you are seeing, so is everyone else, so you may have missed the boat.   

because I was paying my bird-dogs vs having them pay me and just promise how someday, maybe just maybe they will bring the grand-slam of a deal and then I will be paying them oh-so much $$$$$ Seriously, from those buying into this I gotta understand how your mind works, no insult meant, I am genuinely intrigued and baffled because if it's a good deal you can go to any number of investors and get $, not a one will charge you for the opportunity to present them deal. 

I think I've talked to maybe 2 tenants on the phone so far, and I didn't mind because there's a lot of scams online.

5k a I don’t mind if it takes a few years, and I’m willing to be as actively involved as needed to achieve my goals.