@Toby Fellows I feel ya as I am mainly an investor as well but also hold a RE agent license.

So I said, "well, if that isn't the path, what is the better approach?"

As Jay mentioned they must be NMLS licensed if owner occupant of in several states even commercial needs licensing.The NMLS is like the database, each state has a division of banking that oversees lending requirements then you also on the federal level have CFPB as well as consumer protection laws.I want to add that I believe yesterday the CFPB is undergoing changes, but if it goes away that does not mean that many of the laws in place especially consumer protection laws would go away. 

Eventbright is a great resource as well.

Even if you only averaged 2.8% appreciation annually, which if you've had it 20 years I have no clue how that's true given prices have well more than doubled in that time, youre skipping over the fact that you have been benefiting from that appreciation on the ENTIRE house, not just the % you paid for.  

Also, I wanted to convey that the type of investor I describe should on;y accept a quality tenant well above what’s typically considered acceptable in the industry.  

I connected well with him.

I am trying to find a mentor and have a relationship that I think will work out well.

Hi Ashley, We have found what works well for us, as well as our clients is to ask them during the on boarding process if they have any preferred contractors.  

And they’ve cost me alone well over $30k in damages and lost rent thanks to their complete negligence.