A  job that will absorb your time and energy. 

Single-family fits my comfort level, but multi-family numbers look better due to the little amount of reserve cash and wanting better cash flow to start.  

What has been your path, high-level, in getting to managing 20 rehabs?

Go meet with someone at a local firm with "Lending" or "Mortgage" or "Funding" in the company name (that right there tells you their #1 priority isn't "open another checking account" or "establish an ATM machine location" at an institutional level), that lives and lends in the community they serve.

You're safe because I haven't ever planned on speaking there.If you are a lender, suggest you chime in with your area of expertise and knowledge in either hard money or conventional original, as is appropriate for your level of experience and working knowledge.

Each brokerage is "responsible for you" until you go out on your own so recognize that there is some level of control on your activities.

It was way too big of a job at my skill level.  

There are lots of different ways to go and I find that most investors I work with have a preference that excites them and also balances their comfort level. 

Even if they can get $1500/month per apt. which is really at the highest level for 2 bedrooms units, they can reasonably only make about $400/month after taxes, insurance, water, and CAPEX/repair.  

My initial plan was to purchase with cash then take a mortgage out after it is rented for 3 months then use the mortgage money and add 20% more of my cash on hand to buy the next place; I could have done that to purchase 4 houses which would have my passive income at a comfortable level.  3 of the 4 houses would have a mortgage and I would have mutual funds and 1 house to cover the debt of the 3 mortgages.