@Adam Horvath I think you're right about the kitchen remodel, the other simple fixes that you can do to get a great bang for your buck is to replace the bathroom fixtures and maybe (if this makes sense for your area) change the paint color to something thats a bit more in demand

By the sounds of it, you're able to start conversations with owners which is a great ability.

@Jack B. if the roof is as bad as it sounds, I would say replace it.

Luckily, this year, I was able to drop my PMI due to appreciation (increasing cash flow by $75/month) and also jacked the rent up by $55.Lastly, at 25, and after reading your posts it sounds like you’re young and humble.

I am indirectly conneted to them and it sounds like they are great people although I haven't invested with them.I don't invest with them because, even if they give investors the advertised returns, they are way too low for me given the risk.

  $3,200 sounds high for MO.

As your machines break down make sure to replace them with the max capacity ones.

If it is currently conventional that got from a Bank, do not believe anything they say that sounds positive. 

I think the closings costs sound WAY high with 4k.

Sounds like you've got a great plan.