You don't need to pay anyone to learn.

An example is on one permit I had plans for electrical, plans for gas, plans for AC condenser.

@Marcos Carbi  If you want to allow a payment plan, Tell them this is the best I can do:Pay $xxx cash by tonight at 8pm for November's rent. and then beginning Monday Jan 20, pay $450 each Monday (in cash?

Lots of good advice here, but no one asked what your parent's retirement plans are?

@Drake BackmanBigger Pockets is a great place to find a tax strategist specializing in real estate taxation.A good real estate tax strategist can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding a tax  strategist specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your tax strategist remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year.

@Chris HainsI use the House Flipping Spreadsheet (https://www.houseflippingspreadsheet.com/) to do the planning, analysis and estimating prior to purchase. 

You’re paying too much for each 1/4 point discount.

I would buy a deal that at least minimally cashflows (they exist) and then plan to refi in the 18-36 month window.

What's the plan with the property?

To get a GM, we need to pay a GM wage.