Modest cosmetic upgrades over the years... most extensively in the bathroom.

I would love to hear some feedback on this strategy, especially tips on how to make it better (generally speaking).Here's the basics of what we are doing:Buy a slightly beat-up 2-4 BR SFH ($80-150k) in a college town (where we live) that is biking distance from campus with a 5% down conventional loan (owner-occupied) via usual bank financing.Move in and live there for 12 months while fixing it up with the minor rehab costs being financed by Airbnb-ing/renting out the BRs we are not using.When 12 months is up, buy another house that meets that criteria and start the same strategy over again.Rent out the previous house to college kids or Airbnb it.Continue this every year for at least 5 years (though being fully bought into this approach for now, I'm sure my wife and I will tap out eventually and want a 'forever home').Never touch the cash flow from properties for personal use (which will already be a bit thin compared to other portfolios that use 20-30% DPs) - instead, use cash flow to pay down already owned properties (to free up space for more conventional loans) and/or (once we are in a 'forever home' after 5 years/houses or so) buy more houses at the higher investor down payment % rate (assuming we can afford it).Some context as to why we use this strategy:Even at a low down payment like 5%, most real estate with the above criteria will cash flow a modest amount (rents are roughly 1% of purchase price before value adds).We don't have a ton of money to use to buy a big portfolio right away, but we are also not interested in retiring super early. 

I've been a big fan of @Michael Blank and have been consuming his podcasts, syndicated deal analyzer, and most recently, his new book.

If solar really reduces costs, then consumers, landlords and homeowners will add it. 

This is negotiable depending on the market, season, and how strongly I want this tenant but I don't advertise that I'm negotiable.I don't do a walk-through with the tenants because my law doesn't require it, it's very time consuming, and they can easily distract you from the task at hand.

These are guys who don't waste his time, understand what a good deal looks like and will have the means to pull it off clean.I have done that a few times that I have offered a hot deal to a noob just because the call came in coincidentially at the right time - got a luke warm response followed by time consuming questions and back and forth and then a final "I'll think about it" and "do you have better deals?". 

Here you go.....Consumer Advisory: Long-term Home Ownership Concerns(Wholesaling/Assigning Transactions and Distressed Rescue Transactions).

Consumer Advisory: Long-term Home Ownership Concerns(Wholesaling/Assigning Transactions and Distressed Rescue Transactions).

I live in Tulsa where big corporations frequently host industry and consumer events.

Government needs to set up building codes that protect consumers, not enrich unions.