@David Hull what you are trying to achieve?

@Frank Lo - If you can get a lender to lend you additional money at sub-3%, any investor can make that money achieve a higher than 3% return pretty easily.  

: so they will love that they get their money up-front *maybe even do 6 months in advance as a cushion and still pay your monthly rent to them: so that in january they get the rent (but have also 6 months upfront), in Feb. they get the rent... and still have the cushion : this way its not as expensive for you up-front but they feel safe (and do a lease for 2 years) this way you don't spend all the time and money getting it ready for them to take it away from you once they see you are achieving success...

What are the foundational pieces for achieving this in your opinion?

A kitchen remodel (flooring, cabinets, counters, appliances, backsplash) at a single family can run you 15-20k, and needs to be done about every 15 years to keep achieving top rents.

You have found the right place for a plethora of information on REI.Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersI hope BP helps you achieve your goals!

If you feel like you're units are inline with them (finish level, sq ft. etc) then you should be able to achieve those rental rates or need to adjust accordingly.  

Whatever you do don't quit, stay a student and you will achieve your goals.

I would set some small goals and achieve them!

I do multifamily financing for a living and in Southern California we're usually limited by debt service so we rarely achieve the max LTV.