What kind of upgrades did you do to push to $1300 a month?

(Yes, good advisors exist.)In general, look for a Financial Advisor that is Fee Only - Fee based can work as well, really it depends on the firmIndependent - They don't work for an insurance company and are not limited in their investment optionsFiduciary - Legally required to put your interests ahead of their ownCertified Financial Planner - CFP is the preferred designationPersonally investing in real estate - This is pretty rare.

Don’t be surprised to get a call that they can’t turn on the range (you need to push the knob before you turn it) or 4 straight fire department calls after burned steak, toast, and pancakes.

Their sewer in the house got a clog then was pushed down and backed up poop in our basement.

What would push you over 100k, most likely, is rolling the purchase into the HML.Conventional wisdom says buy the property and then fund the rehab, but you can have less of your money tied up in the deal if you roll both in and then refinance accordingly.

@Hayden W Gibson Go ahead and invest! 

If you are reasonably certain that the son has inherited the property, and you are content to rent the property for cash flow, then go ahead and offer the son $10k for signing his interest over to you via a "Quit Claim Deed'. 

The guy is pushing hard to sell his courses as his Airbnb business is going broke and that's before you take into account his illegal operations in Philadelphia. 

I still think I'm going to have a tough 6 months ahead, but I am optimistic.

Every investor I've ever met who has made serious money has taken this into consideration.These adjustments to strategy might push you to do something very different than you are currently doing or have done before.