Even though I've worked within many parts of the industry, there's still so many areas I haven't touched so not sure I could speak to them.That being said, speaking from experience as someone who worked their way up the SFR route with fix and flips, buy and holds, and other creative financing strategies, here's who you might want to know: - Wholesaler/bird-dogs (or somebody who finds deals for you)- Investor Friendly Mortgage Lenders (for financing)- Investors in the areas you want to buy in.

If she's unhappy, let her terminate her lease early and go find another place that's in perfect shape for the same price that will accept her dogs and demanding attitude.

Dog pee will remain on subfloor for as long as one owns the home. 

income, revenue to the state/county, these properties are less likely to be eye sores and can/will help drive up property values for neighbors (catch 22 here)...etc.i live in rural area on Maui and have seen my share of legal and illegal VRs pop up...i don't really have a dog in this fight either way, but would probably like to dabble in this market as well should the rules/laws change...right now the process here on Maui is just too cumbersome (probably that way to make it unattractive) to become a legal VR property.I do wish you luck and ask that you post back with your findings/results for the other Hawaii folks!

Even with a good buyer who wants to work with you, the seller may want you out of the middle to get more $$ for themselves.If you are bird dogging, finding properties for a fee that is different because you have the agreement with the end buyer in place.So, if you are buying and then selling to your end buyer, I would recommend getting it under contract first or make sure you and the buyer are on the same page regarding who deals with the seller and how the contracts are going to be handled.

Nothing exciting here but one of my fears is that a quest's dog will get sprayed by a skunk at our VR in the country and it will get in the house, ruining the carpet & furniture, lol.

Eventually I'd like to get new tenents, one that don't have a large dog (safty issues) and the other is a hoarder(currently no active lease if I do have them sign a lease it will be month to month). 

Your biggest "investment" mistake at the time was: paying full market value.When you only rely on future appreciation, it's always going to a long, slow slog.Which is why I agree with @Scott Bowles urgent advice to you: Sell!

I too have s GSD-wonderful dog most of the time!

I see a lot of newer agents if they don't have a warm market or sphere to tap into.. they will get on a big producers team.. this can jump start you.out our way agencies have lead creation systems and will literally hand you web leads for listings or sales.My wife had taken a few year hiatus and to kind of jump start ( her normal business is referrals) but she wanted to work some leads and get going and it worked very well she made many sales and got a few listing which in this market is simply money in the bank. find your niche.. and remember 95% of agents all try the same thing.. you may want to specialize.. and commerical agents though dog tough to start if you make it.. its a really good business once your established.