Time is money - maybe shop the high $ items?

Those items will likely hurt the appraisal, which will hurt financing. 

As with any correction, lower income population will be disproportionately hard hit, and businesses servicing that demographic will be effected as well.I was working in retail real estate beginning in 2007, mutifamily will continue to be fine, necessity based retail (grocery stores) will be fine. 

I'm not stupid, I know you get a sizable discount on everything at the home improvement stores.

It existed before the tax reform, and it still stands.What the tax reform changed is the ability to deduct HELOC interest on Schedule A, as a personal itemized deduction.

I have scrapped up funds to pay for new roof and one other large ticket item on inspectors report.

there were some required replacement items such as some outlets needed to be replaced and I upgraded the electrical panel from a fuse type to breakers.  

Did anyone figure out the Cost of Goods sold item? 

I'm right near you and see many stores still open, but many restaurants empty.Is that outlook putting breaks on lending on that side?

It’s never really too early to start making these contacts.When it comes to Realtors, they will help you identify which areas of town are good to invest in and what to expect in rents, quality of tenants, how to analyze deals, provide you with investing opportunities (both on market and off market).Besides figuring out what your goals are, how you want to get started, and meeting like-minded people, the first action item would be to talk to a lender.