and then the property owner stood me up....Well, on to the next lead.

I would give agents a second chance and I would lengthen my finish line.I felt my first 3 offers ever were shopped by the listing agents so I stood on my little hill and gave the bird to all realtors 15 years ago. 

The Sheriff came two weeks later and stood by as we emptied her apartment.

Just got shut down by my HOA last week.I stood up in the HOA monthly meeting and spouted a speech about how the HOA is raising the dues and my taxes are going up and I’m having a hard time paying my mortgage (the mortgage one was a lie).

I see the two of you both weren't for hard money lender so I know you're probably partial to your company's but it would be great to have sort of a response from some people with experience as to some other hard money lenders that really stood out as a great option.I would really love to find some as you were discussing that seemed almost as much of a partner as they do a lender in the process.

You may need to use a truss system to run the ductwork in the ceiling.

@Thomas S. one thing you said really stood out to me and was sort of like the slap I needed, ""or spend extra on efficiency upgrades when utilities are in tenants name"  I will definitely keep this in mind as I was going to redo all windows (a cost that was easily going to be anywhere from $10K to $20K and just for windows) but recently had to stop myself and really re-think my strategy. 

For example, we're very clear with customers that they're paying extra for things like Truss construction, Advantech subfloor, maybe Premium studs... glued and screwed... etc.

He was able to tell me exactly where I stood for various different purchase scenarios, what I needed to do to in order to purchase another property, and never tried to 'sell' me a mortgage.I'd also start reading up on any literature you can find on first time land-lording.

After all, I drive an old diesel truck so if no one else agrees with me, that's fine but I'll still be making calls and signing purchase and sales agreement while rolling trusses, three-stories up, with my iPhone and smiling the entire time!