We keep significant amounts of reserves in treasuries for these reasons. 

You can stack your personal 50%s up for separate ventures while still knocking out deals without your own capital2) Read Raising Private Capital by Matt Faircloth3) One LLC with the S Corp designation to pay yourself a reasonable salary from the flip profits.

I’ll agree with you in general but that is only a portion of the reason.1.  

We sold the house quite quickly at a reasonable profit.Lessons learned?

My main goal is it be able to retire at age 40 from my main job and work entirely on my real estate portfolio.

Main question in other countries is ownership and taxes.  

Moving on was tough, but helping him make peace with that was main part of the negotiation process no one else touched on.

Yup, this is exactly the reason that I wouldnt allow delegated correspondent - it's too easy to get greedy and gloss over red flags when you get paid to package and sell risk to your partners instead of bearing it yourself.

PMs are busy - if you email a PM and say "Hey PM, I'm looking at 123 Main St. and I think it will rent for $1500 a month, does that sounds right?"

I've owned student housing as far as 4.1 miles from the University of South Carolina campus.In my experience, the only reason kids would live that far away is cheap rent.