That money is much better spent on marketing for your first deal.

Without a contract and right to assign you have zero claims to assignment fee, no matter how much time, effort and money you spent into finding the coveted deal.

My business partner and I have spent the last 15 years fine tuning our property management business for single-family and small multi family investors.

Hello, Manuel Llanas, your property has several positive attributes, such as a great location and a low mortgage rate.

(Not before) The time spent before the property is under contract such as analyzing deals, doing negotiations, research, education hours, traveling, etc do NOT count towards the material participation hours.

For me, I like it here too much and spent 5 years away only to be pulled back :-)

Also how had she spent last three and a half years?

We spent well over $10,000 on repairs and still fixing.

I just get the feel that you have spent more time on zillow than you have walking properties. 

While cutting in is a chore, for dollars spent vs value received, I believe this is a huge bang for your buck.