I have totally exhausted all of my money, and am not able to make my morgtage payments on my 3 properties in Ga.

It's a good idea to pull the back off the sryer as well and vac the lint from the exhaust, element housing, and switches and wires.

After those 12 deals I will exhaust a few lending options but proving I can be successful will open up other options for financing and one being my parents which could finance quite a few deals for me.

If all other options are exhausted, go "hard", :)

By my 2nd rehab I had learned that my seed corn was going to be exhausted if I continued to invest in deals brought to me by Realtor who could not tell me what the budgets would be to renovate a property and/or what the exit strategies might be for a property--especially given the holding and selling costs on flips.

And, after you've exhausted the free resources, if you want more, BiggerPockets has an entire book devoted to the topic (that I wrote).If you're looking for a quick and easy answer, you're not going to find it. 

The only install I had to pay was for the microwave at $180, because they have to do a little more work to change from just the exhaust vent to the microwave.

Even then, I still perform an exhaustive amount of research to make sure I'm not overlooking something important, such as the quality of the local schools, the city's plans for growth and renovation, employment outlook, and any special tax assessments levied on the property.I've seen a lot of people buy a house 2,000 miles away, sight unseen, then wonder why they have so many problems.

I have done the drive to Binghamton before and I think going every month will be exhausting.

Finally, after you've exhausted all other sources of fun and excitement you can die and your heirs get the real estate at a "stepped up basis" so the tax goes away with your passing.