If you can't find a PM, don't invest in that market, because a bad PM can ruin a good investment.

You keep digging, and it will ruin you! 

I like the mechanics garage one could also take massive cost seg on all that equipment.. and same could be done with doctors office.. i did that with a dermatologist a few years back and it has worked out great helped young doc walk right into a functioning practice without her having to go borrow hundreds of thousands to outfit a shell..

But when I bought property in Kelowna BC and got a CA bank loan the bank for sure wanted to create a relationship with me as a client.. brokers are just not as prevalent. in the US brokers for these types of loans are out there by the thousands some good some not so good.. when you find a good one you want to be loyal to them.

They ruined one of my Jacksonville properties.

you obviously got hit by a spammer there are thousands of them trolling the Private lender pages looking for victims that are not familiar with how private lending works. 

we are an investor with MBD which is currently going through the legal process and I've been a current investor with TechVestor for about 18 months with 100s of thousands of dollars invested with them.

Given the block this was on which was primarily mix of decent homes and obvious rentals, and this home needed a few thousand in repairs prior to rent, I did not want to pay more than my max 76k offer.

Any advice is greatly appreciated :) So you want to learn how to invest 100ks of thousands of dollars or millions from the internet? 

It's not a passive job (regardless of what the IRS says).Everyone honestly should be running and creating their own calculators - why people invest tens/hundreds of thousands of dollars and then rely on someone elses (or better yet - pay for someone elses) calculator blows my mind. these are simple calculations for 90% of landlords.