Staying with quest trust for now and looking at maybe IRA financial or uDirect in the future.Trying to balance keeping the cost low, having that checkbook control, and still having a team to help educate me.I am not turning enough over at this moment to warrant a change...and I am still figuring out how to partner with my LLC if at possible.

@Linda Fitzwater answered the question beautifully. 

You are correct that prices are high, it's also good to know that 2-4 unit properties are extremely popular at the moment.

At the current moment, I am following option 3, I have placed the money in different investments, cd's, annuities, mm, etc. 

I could use the input from a more experienced investor as I am in a tough cookie at the moment and don't want to make decisions out of despair.

Ego drinking problem moments of laziness I did work pretty hard but I could tell you that there was a few minutes here and there were I probably could’ve done something else instead I was eating lunch or ********ting with my friends or working on something silly when I should’ve been working something something important I never really didn’t show up to work I was there every day .

But the more I learn about corporate credit and D&B and CAPEX scores, the more it seems that having an LLC is worth just for the benefits of building access to increasing capital over time through corporate credit and "true" business credit.Re: regular business credit cards, as you mentioned, I'm using Fund&Grow at the moment to get as many as I can (but those cards have my personal guarantee attached to them).

At the moment you have negative cash flow, which isn’t great.

Obviously Austin has taken a hit on prices and continues to be soft at the moment.

There is a lot of risk and would hate to see you get in a bad situation.There are exceptions to this but not many at the current moment.