That has been on my mind lately.If it is related to note investing, my question is, people complain about lack of inventory, but when inventory comes out, we rarely see people bidding on assets - so are people actually investing?

So you could purchase one property for all cash or a larger down payment. 

So my expectations were not met with the national courses.

You can succeed even now if you have enough money so you are in control of when to sell, and your tenants are screened more than well.  

As far as positive ROI - I'd like feedback on the following items:-Switching to tankless hot water heater (current water heater doesn't look so hot)-Upgrading electric panel to a Span Smart Panel.

If so, any pros/cons you can share? 

I am not leveraged on this house so I can sell and start fresh but have no idea really the safe way to get started. 

There is not enough information here, so we don't know. 

With that said, many note investors prefer the Midwest (IN, MI, MO, OH, etc.) and the South (GA, FL, TN, etc.).

I helped create it so let me know if you have any questions I can help with.