The liquid capital I have allocated for acquisition is in the $100k-$130k range. it may not be much but I am looking for properties that need a lot of work and being that i'm in construction this part or the process should be less of an expense for me. 

The cash flow is solely to cover operating expenses and repairs.

First-time homeowners can start creating wealth through real estate while lowering their living expenses by using a clever tactic known as "house hacking."

Rental property losses can typically be used to offset rental income from other properties, including depreciation expenses.

Otherwise They are getting paid for doing the Reno AND profit from the flip.

Have tanent who paid rent for continuous 3 months ( June - sept) in 2023 but didn't pay rent for rest of the year and didn't leave the house and end up with eviction process, so for rest of 3 months of the year we didn't receive the rent.So in Schedule E form.

Although I wouldn't recommend a 10 year career professional to dive head first into Real Estate and quit their job on a whim, you're in a position where you have your entire life in front of you and likely have yet to incur debts that need to be paid and other real world expenses.  

Turnover and expenses will be lower. 

The current bathroom is raised up and I am wanting to have the contractor drill into the ground which will be more expensive but at the moment my head is almost touching the ceiling.

But I'm pretty sure I can't find any houses for 20k around hereHey Donnie, totally can relate with you being from an expensive real estate market - I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio.