That said I want to shift gears and pick up some long term rental investment property near our farmhouse since we will be living in VA at least half the year, so I'm re-joining BP to get myself back in the game.

If I can squeeze an extra 400 a month in supplemental income I think I can kick debt resolution and savings into high gear.

I reluctantly agreed, and Brian immediately shifted gears and insisted that I go to the bank right then and wire his money, almost crossing the line into 'pushy' (red flag #1).

Brokering primary homes is good, especially if you have a lot of friends and family gearing up for buying and selling and will use you, but don’t think it’s the only thing you can do, especially when it seems like that’s all there is.Finally, and most importantly.. the brokerage you choose is key.

We are switching gears to Hard money for the acquisition, then we'll refi 

Fresh ingredients aren't cheap, neither are lessons, gear and memberships, but I spend my money on them because doing these things bring me joy. 

I'm gearing up to invest in the chicago suburbs as well :) hope your first deal goes well!

Not sure of your area but maybe gear your marketing efforts towards younger, college students?

Leave that world at one's own peril (& bring some SCUBA gear next time you go out to the property, it might be underwater)! 

A lot of its coverage is geared towards very very large deals, but it's a truly massive database, so there's good information there if you have the stomach to sift through it all/pay the annual fees.