Simplify your life, hustle to make extra money, eat beans and rice, etc.

However, doubling it to 20% seemed too high because the extra work is normally just extra communication.   

Why not use this time to build a rock solid foundation for your future:- If offered, invest in your 401k up to the employer match (never turn down free money)- Save up enough cash until you can get into a solid investment (one that allows BRRRR or a hack or both)- Use the extra cash you have each month to tackle the projects/reno... if the purchase allows for a hack you can create a new rentable unit first and then use the extra income from that to do the rest of the project/remaining spaces.- After completing the remaining project rent out that space, go after your refi (which clearly has a lot of equity now because you did the work yourself, added income creating units and without pulling another loan... and you're ready and in a fantastic position for the final R - repeat!

Do your extra research. 

Generally your best cash flow will come from Manchester and Rochester, but with a tenant class that needs extra management.  

It makes it extra simple because your accountant can access it any time if you allow that access, and it's already organized for tax time. 

You'd want an extra thick sand layer to prevent telegraphing--like 2 inches?

It’ll be a couple extra steps vs using hard money but it will probably be significantly cheaper.

There are freelance jobs and consulting that I do on the side of my W2 job that sometimes allow me a few hundred extra dollars per month.Hurdles: Where I run into some decision making hurdles are that I would preferably like to be near my first rental property, however the Florida market is what I know much better and seems to be more favorable to landlords than New York.

To me it would make since to include an extra $125 a month in rent but in return send a maid 1 time a month to focus on those areas of the home.