Be prepared to start a lawsuit.2) File a complaint with state's Board of Realtors3) File a complaint with state's Attorney General's officeSince these are unlikely to be permanent solutions, you'll also want to start searching for another PMC.Recommend you speak with @Russell Brazil Thanks for the tag.Property Management is not a licensed activity in the state of Maryland.

Active real estate investing doesn’t seem to float my boat.

It seems like investors strongly bet on appreciation here which I dislike.

My total expense ratio on each property I own ranges anywhere from 40%-50% annually, but I also self-manage and am not a slumlord (I am pro-active with maintenance, not reactive).

I agree we are quite active in the space. 

I wanted to briefly re-introduce myself (I’m committing to get more active in BP again!) 

Since you have no experience- network and find the most active fix and flip investors in Charlotte, Raleigh or Greensboro. 

@Robert Lum  you bet you can troll around a site like BP read their books listen to the pod cast of those that are successful and talk about their business's.. its inspiring and motivational.but if you really want to learn the nuts and bolts you need to get in the game.the best and least expensive way to do that is to simply take a pre license course in your state.. learn the laws ( the real laws not the BS that is talk about on line).. terminology etc. then go to work with a brokerage in the aspect of Real estate that interest  you.. there you will get REAL training by those that are successful you get on a team.. you get paid as you learn.

I'm not talking about saving for savings sake, but actively considering how a dollar can reproduce itself so that you can not only have whatever it is you want to buy, but also put more of the reproductions to work making more dollars and still have the original dollar.

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