Duplex:$75,500Rents-$550 and $700Will need a new roof in a few years.Single Family:$60,500Rent-$915No repairs that I know of.Both will need kitchens updated if tenants ever move out (2 of the 3 have been there for about 6 years, or more).And also, yes having a knowledgeable realtor helps and I have done an extensive amount of research on my own, I just wanted to hear more words of wisdom from everyone out there.

There has also been multiple upgrades on the house such as a New furnace (2017), heat pump (2019), roof (2017), laminate floors (2015) & plumbing (2014).

Although in high rises they usually have a continuous fan on the roof pulling the air from the bath constantly.Remediate the mold in the most effective way and install a better performing fan.Good Luck.

I'm not sure you're calculating everything correctly.Assume about 50% of the income set aside for expenses (taxes, insurance, utilities, maintenance, capital expenditures like the roof, vacancy, etc.)The remaining 50% is applied to your mortgage (principal and interest).Anything left over is your cash flow.Use the BiggerPockets calculator to run the numbers and see if it works.Have you considered a house hack?

Add to that after inspection we had to replace the roof for $3200. 

You can start by connecting with a local REI realtor and joining groups on Facebook to see who folks are using and what strategies they're using in order to get into the market.Vet your boots-on-the-ground company by ensuring their standards for sub-contractors/GC's include licensed and insured tradesman - get references and proof of the type of work/finishes they provide.

It's not my forte but if someone had solid property management or boots on the ground, they could stand to make some solid cash flow and high caps.  

Roofs are all less than 5 years old.

Cash out refi my paid off primary residence for 150k & purchase a foreclosure w/pool for 129k(BRRRR) that needs a new roof & probably 5k in other repairs.

The kind that looks like fake bricks and is similar to roof shingles has a flat surface and pretty easy to cover over.