I've personally achieved growth from Dale Carnegie's book "How To Win Friends and Influence People" and choose to revisit the teachings at least once per year. 

Decide to feel like a champ before the actual win!

Read books, listen to podcasts, go to local meetups, look and analyze properties, make investor friends online, consume real estate content, go to physical and virtual conferences, to name a few. real estate is sort of a long game, you'll always be learning so once you make good habits the wins will follow 

I don't plan on making money, but to be able to take out what I put in with instant equity seems like a win win.

I have 6-8 people on any given weekend making offers in OR, WA, CA, AZ, ID, and TN, and many times only 1, 2 or none of the offers are winning right now since there is so much demand and prices being bid up. 

Maybe a neutral tile and light gray grout which won't show dirt as easily. 

I'm a local Jackson Investor, I could probably help you guys come up with a win-win for everyone.

Just be sure you are pricing correctly and have addresses anything that would inhibit the prospective tenants ability to easily enjoy the property.

For your own safety, you want to find a good investor-friendly agent and buy on-market, do full inspections, and feel fully confident on your first deal, even if it takes a while to win.

I could easily see what he meant once I thought about what was below.