Looking to make my money via the sale price vice back end.

The dumbest AE I've met is smarter than an average sales middle management banker person ("division vice president" or "area manager" or "emperor" or w/e) - they have to be, since they aren't asking you to sign a captive vendor agreement. 

That is a good way to analyze deals and begin to understand what makes a good deal, vice a bad one.

@Jake Vice  Welcome to BP here in Orange County. 

In our leases, we give a 60-day notice (tenant to owner or vice/versa). 

Would deals that show up on MHMLS and HGAR not show up on NYSMLS and vice versa?

I also know the relationships I make as a realtor will bleed into the investment business and vice versa.

I have connected with a lot of rehabbers, flippers, and wholesalers, all of them thanking me for either following them, or vice versa. but I have yet to see a deal come of it.So I just us it to stay connected with them, in hopes that it will produce something.

They have their vice versas between them.

I wouldn't ruin my credit for 250 bucks a month.I highly doubt it would take 10 years to reach a payoff you could handle.A residential recovery and workout of toxic loans is at max about 3 years away on a national level with some areas performing and recovering much faster.Why not go to the bank and say rents have gone down and I am struggling.Ask for them to renew the next time at 3 or 4% interest.That will make the gap smaller and go up in rent just a little but not much.Yes insolvency will wipe out any 1099 phantom gain as long as your liabilities exceed your assets.Most local banks all have you sign a personal guarantee.They consider it YOUR WORD as a vice president has told me that you will honor your contract (one of my clients short selling an apartment).The bank said at that time they DID NOT want to short sale and favored instead writing the interest rate down and extending the loan another year at a frozen rate and see what happens.Banks do not want to DUMP everything like people believe.They only cut out properties they see as having no chance of a recovery in the future or a liability if the took back (war zone,environmental issues).In that case they will usually sell the note if it has environmental issues or they don't want to foreclose.I would try the options I have above instead of ruining credit.