The investor should give you some basic criteria to ensure you're not wasting your time.

My job now is your normal 9-5, but I'm not completely cut-off from the world and still have text/email/call availability.

Originally I was looking to start with Airbnb because the returns are so great, however held back on that because my area could get regulated and then I’m screwed because for the long term rental a single family home won’t cut it  so now mostly looking into multifamily   

It takes away (1) the time wasted in making the decision and (2) the emotional aspect of making the decision.

Example: maybe you're expecting some tax-free or low-tax capital gains next year, and you do not want to offset them with carryforward losses, aka wasting losses.

But the rehab process takes me about 2-3 years to finish because i work Full time and only have weekends off to rehab. is this a good idea or am i wasting my time or is there a better alternative?

They took an aggressive stance in 2018, too, then by early 2019 they were already cutting the Federal Funds Rate again.

If the slope/uneven floors aren't too bad I wouldn't mess with it, just make sure the joists are good and that they haven't been cut or broken, if there has been normal shrinking/settling thats common . 

You will be cutting into your cashflow as well if you pull a HELOC and fund the down payments that way. 

Yessir I agree i ended up finding my own inspection person to help walk me thru properties so I can gain knowledge very good investment precision is key I try to be as transparent up front when sending out my contracts to cash buyers with my format also I get pictures on all the properties to show how distressed they are so I don’t waste the investors time or mine I like to help people out and I want both parties to receive what they deserveAnother reason why I need help with building a bigger and consistent cash buyers list so I can see what cash buyers like and what numbers work for them.