We operate a small retail business out of commercial space in the building with the 4 residential units, which pays me a W2 salary and my wife has a part time W2 job at a vet clinic. 

Well, what if the program was dropped from $10,000 to $2,000 but the entire guru coarse was through videos and online learning and it dropped the overall success rate to only 50% of the people buying only 1 house gaining only $40,000 in equity on that one house and after the course they felt somewhat confident that they could duplicate the process after the year was over.  

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

They are a huge online-only group and they loan up to 90% of home value. 

Sadly, it’s sat on the market too long and I’m looking to get creative with bringing the attention of many buyers looking for a good deal on a property (online auction or something else with tons of attention??)

Check out other online guides available here: https://www.biggerpockets.com/guides3.

My favorite option for putting your own business into play is mixed-use which is retail on the bottom usually and residential on the top.

So if you buy and rent out a retail center or an apartment building or increase the existing income the property is going to be worth more and can be refinanced easier.

Becca,   glad to help.How did this guy find you in the first place or was there something on line that you saw and responded to..

Unfortunately, ESA (Emotional Support Animal) letters are tricky, especially with how easy they are to get online.