If you got any of my properties under contract with the $/SF figures I see others posting, you would never sell them to a flipper... cost/SF works for certain scopes of a project, not for an entire flip budget.

Based on this, up until recently, I was drastically under-budgeting retirement, but I've got plenty of time to make it right.It's shocking to realize that you could spend a lifetime building up your retirement and then burn through all of it and more in your final few years - even without a global financial meltdown.I'm also not in a hurry to start any new IRA accounts (other than my previously mentioned future 401k rollover). 

Also I prefer a market with good appreciation rates but with affordable properties (my budget is <400k) I'm having a hard time of finding duplexes in Boise on my search and this was confirmed by @Matthew McNeil.

I'm currently looking at multi-families (likely to house hack) but most modest duplexes are going for 499k+, which is right at the budget I set for myself.

What is a good landlord software and is budget friendly and can be used for a SFR?

If you held those only this year you will have to budget for a short-term gains tax.

For most of us, that means learning an enormous amount of new material like management, budgeting, accounting and taxes, sales, communication, planning, partnerships, corporate structuring, fund management, capital raising, and much much more.

MORE important is what does NOT need to be fixed.Your repair budget needs to be spend with the most bang for your dollar.Then of course take into account the area it is in.

Even if another investor comes along, fixes it up, and sells it for $50k more than what you calculated ARV is...you don't know what budget they put into the house...or any other factor.

What I mean is: yes, you can refinance your loan as many times you want as long as it fits your budget and your investment goals, but there is typically a requirement of time in between refinances.