Even the method of using a refinace or equity loan is out of date.

You can offset the overhead of using a CPA in your taxes (confirm with a CPA in your state).

We found that using a scoring knife just doesn’t cut it despite what they advertise, and show on Youtube.

The only concern is if you are using a FHA 203k Financing option, then you would need to have certified 203k Inspector.  

I'm starting to consider using a property management firm at least for the first year or two.

My husband and I bought our home 18 months ago using a conventional loan before we started thinking about investing in real estate.

That really becomes a personal choice for people, but stay with a frieze, if you do, unless you are using a professional designer.If you're in an area where "green" is important, think about using as many renewable products as possible, i.e. bamboo & cork for flooring, reclaimed wood as accents, etc.  

Also, while everyone needs a start in the industry, using a new agent (family friend, brother, cousin) for such a purchase can be very risky. 

You are building massive equity in the property, which you could then pull out using a refinance4.

Also, try using a different type of mailer to get yourself to stand out from your competition.