Do your properties continue to rent fairly easily?

You should be able to command hundreds of dollars a month more for the extra bedroom and bathroom, so the rehab could easily pay for itself over the next couple of years.I converted a 2BR/1.5BA house into a 3BR/2BA house just over ten years ago using the existing floor-plan (didn't add onto the house, nor did I convert the garage).  

You can setup categories, create users with different permissions, etc.When you start a flip you 1: setup a new account 2: create categories (ie, kitchen, bath, plumbing, landscaping, etc, etc) 3: as you make purchases take pictures of the receipts via the phone app and choose the category 4: via the web browser (computer) portal you the administrator can go through and verify all the incoming receipts 5: then you can create reports showing who's spending how much on what very easily”Rafael Norat said, “App folio, buildium, and rentec.

I was thinking of getting another restaurant job since almost all my friends are in that work field so I can easily use them as reference and help em become a better server.

So we are able to get market prices for any jobs and easily spot when someone is overcharging!

The aggravations of dealing with properties are easily worth 28K so I self manage.

Be conscious of that and you can easily take advantage of each homes potential. 

Plus if you have 50% down and a much lower mortgage you can more easily "ride out" a crash.  

Luckily, I've found a roofer to do it at a great price that i'll easily use for any and all of my roofing needs.

The only good thing I can say is, at least it stymies the competition a bit, just because it does require more effort :)I hope this helps, and if you do find the Holy Grail of all tax assessor data in RI in easily parse-able form (Excel or plain text), please let us know!