(currently have 8 doors, 6 in California, 2 in Austin, working to get financing for a ADU build for door #9) I have been a landlord since 2017 and have been deep diving as a student of real estate investing since 2018.

The way I do it is that I buy properties with major distress at a deep discount. 

Deep knowledge and familiarity with this area and future prospects given the desirable location How did you find this deal and how did you negotiate it?

This way you can put a short shelf under a deep shelf. 

These are important:1. basement has water leaking into it in 2 areas. contractors tell me its coming from the footer and getting in. i dont quite believe it. i have 2 plans to figure this out. im going to dig a deep hole outside....about 2 inches wide...as deep as i can...and see the standing water is. ive also thought about getting someone to drill into my concrete blocks inside of my basement to see if water is setting in the blocks.

Most people in analysis paralysis dig themselves in such a deep hole they never take action.

I know some tenants who are deep in student loan debt but still pay their rent on time.

Plan on saving extra as a reserve so you can handle problems that pop up after purchase and buy yourself some breathing room.Then start studying the market you're intending to invest in.

Either version of this dilemma is a gnarly, nuanced thing (deep, gnarly rehabs OR tear-down-and-build-new) and you would do well to either avoid this altogether (by selling it prior-to-renovation) or bringing in a partner who is wise in these ways.Then learn every ounce you can from their experience and do a smaller scope of work as your next flipThen get gnarlierThen work up to this place (if you want to), but take on these SOWs only after building reps of success at lower risk levels.

YES, we may be a little biased, but check out our blog here on BP comparing Detroit to other cities and Deep Dives on Metro Detroit cities & neighborhoods: https://www.biggerpockets.com/...