We may take on more debt if the value is there, but some of the most sage advice I ever received was from a long-time real estate developer:  "Have a plan to hang on to your property at least a decade." 

Of course make sure you aren't just smelling the odor coming off his jacket hanging in the front entry.

Any ideas on how to find an investor friendly company to “hang my license” so to speak?

Come hang out with us sometime.

Market is so hot right now there aren't a bunch of REO deals just hanging out on the MLS like there used to be.

In my experience some, people like the direct approach while others like to to chit chat a while and get to know you before they will talk about business or they just hang up. 

., why not just hang drywall over the particle board and finish it with a updated semi-gloss paint?

I should add, I am not sure how much we spend in beer at the local watering holes where our contractors hang out.

The mortgage guys really hurting are the ones that built their practice on the low hanging fruit house of cards of artificially low rates, which is rate and term refinance business from a call center cubicle thingie.

Lots of prospects will call, ask about property, I pre-screen over the phone, and they either hang up on me or not show up for showing, or if they show up and after I give them application and they never come back with it....