I live on the bare minimum(theres no fat to trim).

Not fun, not fulfilling.Investors especially, in my experience, tend to take a more hardline view of things and it seems more of them have read the same books (basic theme, "do what it takes to get the deal and agents are fat cats who don't really deserve to get paid anyway - also thank you for the book royalties which I would never have gotten if I had just written a book about how it's fair to pay people for the work they do").So... if someone spends weeks or months finding and researching properties for you and then you happen to find a FSBO or something else that works out for you without them, do you owe them nothing?

Perhaps with a little cosmetic renovation it will even go above that and net you a little money.Having an extra unit would help (fourplex), but trying to get one for under $400k is going to be slim pickings in Sacramento (2 on the market at that price) and so they will be the worst quality properties in the worst quality areas.House-hacking really isn't intended for cash-flow unless you're putting a fat chunk of money down.

My top 3 would be:1) Learn your contracts2) Meet new people and let them know what you do (Belly to Belly) to gather clients.

Part of the go big or go home problem is that many investors are not necessarily going to write a fat check to a newbie who has no track record.

I just keep doing it because 1) I enjoy it and 2) it works.Opinions are like belly buttons, everyone has one.

I would also let them know you will cancel the lease to save them from being subjected to whatever is really bothering them.Only concern is they might hit you with some medical bills saying one of them has a lung infection, feeling eye irritation, coughing, shortness of breath, and asthma symptoms and holding you responsible, hoping you will write a fat check in exchange for some sort of hold harmless papers.

Most are working during the day, so when say a door bell is rung outside the building, no one is home to answer. 

Here's some fat, go trim it.If you are working with a wholesale mortgage broker that 'defaults' to starting with true par pricing, there's nothing to negotiate.

Real estate sales is a high stakes, highly emotional, belly-to-belly business.