I would highly highly recommend you read Managing Rental Properties by Brandon Turner.

A smaller footprint less maintenance and repair costs with high rent and low vacancy is a great formula for success. 

I highly recommend (1) checking Google reviews and (2) asking for DATA to back advertised claims (ex: average turnaround time to close a work order, average tenant satisfaction score, etc.). 

definitely go with 50-60 . some lenders want to see as high as 65% 

We are using go high level and like it. 

I posted three rental listings on FB Marketplace lately and I found it highly ineffective.

I don't budget for any portion of that as, although it's highly probable, it's not guaranteed.

All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

I highly recommend you purchase "Every Landlord's Legal Guide - California Edition" by NOLO.

All these things I am telling you not to do, are hard, expensive, time-consuming and they anger and upset people, not to mention that a lot of those tactics are becoming illegal.I am here to tell you, show you and prove to you that you do not have to nor should you do these things.My wholesale deals trump most of y'alls elaborate high-risk flipping profits, while:I don't low-ball anyone,I don't lie to anyone,I don't trick anyone,I don't spend a cent on marketingI don't lift a finger on marketing.I don't chase anyone.I simply tell them exactly what I am going to do, 100% transparency.Now here is some actual concrete proof: ($128,816.06) for one wholesale deal.I am not selling you anything.