There are also several funds out there that provide high single digit yields that are low risk. 

Focus on finding a good REI focused accountant.

Find a better property manager.

It is harder to find good information if the forum is cluttered with low value information. 

Right now we have a schedule for everything we do D4D, sticky notes, we use dealmachine to find leads.

Im just putting deals together and working on finding a new project for myself.

I'll throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

And how are you currently finding deals?

That means 500 calls a day finding motivated discount sellers.Probably other positions too, but that's a start.Are you getting any good finds on the house hack? 

Is it mainly a sales pitch or is there good knowledge that you cannot find elsewhere?