@Alfred Edmonds The second bathroom is actually original; we left largely as is to focus on the master and save on rehab costs (only repainted, reglazed tub, and replaced floor and toilet).As far as light fixtures - what would you recommend instead for reasonable ROI on a not-that-great area?

@Jordan Beckett I run a YouTube channel focusing on different methods of investing and made a video on Feb 25th about a house I had seen in Roseburg for ~44k surrounding houses are 100k+, talked about rehab costs and such looking ~25-30k and reappraising above 100k afterwards.  

Once you pick an area, then you can focus on whether you want SFH or MF. 

The reason I'm not jumping on them is because my partner and I are trying to focus our property management in a tighter radius. 

You already said the property needs work so focus on the cash that is going to take first and worry about paying off the second when you have it cash flowing. 

There are a number of good PM's in KC, it just depends on your area of focus as to which one will be a better fit. 

I'd focus my time and money on mastering a process that I control. 

We only do month to month and focus on making our units easy to turn over.

I would focus on getting your debts taken care of, especially the car loans and live on a written budget so that you take control of your money.

Focus your efforts on what ever is necessary for you to find a job that will be more secure.