So every operational tweak that I thing is smarter, more efficient and geared towards better customer service is pulling teeth.

@Crystal Musser  You got by on that deal by the skin on your teeth .

Cut your teeth on smaller properties, 5-20 units, joint venture with a few people to purchase and operate something you can afford together. 

I cut my teeth litigating insurance companies for not paying out big claims after law school, many of those cases were caused by miscommunication and not through intentional wrongdoing.

And even then sometimes they just sell it anyway.in our state OR / WA this is a cash and carry business now in practice U can send the amount to reinstate to the trustee they will call the bank the bank will say yes or NO in Oregon Wa they always did reinstate up until hours before the sale.but then new laws came in  precluding most pre foreclosure sub too transactions. so I highly suggest the OP to research the applicable laws.. they have some real teeth . like in a felony. 

We can write official letters, but I feel that has to be backed up by something with teeth (i.e. towing).

I kicked off my career cutting my teeth litigating big insurance companies for refusing big claims for their clients.

I don't know if you'd rather cut your teeth on a SFR first.

It's perfectly fine to do so, just make sure you understand what you're getting for the fee.I only mention all this because on a recent transaction I was talking with multiple lenders, one of whom was a mortgage broker, and getting him to tell me his fee (as loan broker) was like pulling teeth.

However, one Japanese CPA said that Japan does recognize LLCs as pass-through entities from certain states, but it's (sucks teeth) muzukashii.