Joining the local meetups in your area will also help you connect and pick the brains of those experienced investors in the real estate game.

Dealing with GC, choosing the layout, picking finishes, etc.. 

The rental market is picking up with the covid-related restrictions fading, but I'm concerned they may return with the recent uptick. 

I may have to pick your brain when it's my turn. 

At a higher price you could find something that has a garage apartment or somesuch ADU . . . then live in that and rent out the mainhouse (LTR or STR, pick your poison!). 

separately, could i pick your brain about your adu garage conversion?

Buying a tenant occupied house is rarely successful, most of them stop paying as soon as you close they might have a prior agreement with the seller or just jumped on the occasion, when investing out of state always pick a vacant house and make sure the tenant is properly vetted by your manager. 

In that 3 year period maybe you also invest out of state and pick up a few properties in different areas with your cashflow savings, or rent savings. 

Pick a solid B-Class suburban area.

Your labor is not accounted for unless you are paying yourself as a contractor and picking up that income at the individual level.