But my other unit is less than a mile away with three units and it costs $100 a month for those three.it’s absurdly high. 

This is a great look cost preventative maintenance thing It also allows you to "inspect" your property periodically

the value added versus cost to add, especially in single family zoned areas, typically results in a large negative initial position.  

Today it has good cash flow (~$6k/month using 49% expense ratio) and is up ~$1m above costs.  

I learned so much from the course and PCS, and I'm claiming all of my cost on my taxes.

You should think through how much this will cost with architectural drawings, a good GC, etc.

Purchasing a “distressed” property and “repositioning” it requires significant capital for improvements, build outs, holding costs, maintenance.In looking for that “needle in a haystack” slam dunk great deal you’re competing with very knowledgable, greatly experienced investors with the cash to make no contingency offers and close in a few days.  

This approach is cost-efficient and eliminates the complexities of dual-state filings.

You would need an extremely high grossing property under market value on a something like a 5 year lease to profit, and you probably will not profit after startup costs until Year 2 or 3.Do not even think of trying it with 1/2 bedroom apartments or condos nor 2/3 bedroom homes. 

I have a buddy who does this for a living on raw land, and he pays for the software and gives us all the data for free.