Those are probably the biggest pieces, the rest is talking to other investors, surround yourself with these folks, build the relationships, run the numbers, get comfortable with the numbers, and start writing offers. 

Hey Jay, thanks for taking the time to write all of this.

You are correct, All of the standard Market companies I contacted would not write the coverage with an open loss.  

That is usually done by having your own CPA, Attorney, or Registered Investment Advisor (someone with a license) write a letter stating that they have reviewed your financial statements and/or income statements and that you are indeed Accredited.

In 2022 I purchased a real estate course and am wondering if it's possible to write it off on my tax return.

Also keep in mind that if you write off a bunch, that will affect the income that's used to qualify you. 

Fees should be clearly stated in writing, easy to understand, and justifiable.

Also, I would recommend getting from the tenant in writing that they agree to terminate the lease and have you refund upfront funds to Lemus.

@Dylan Speer sell it, come up with the negative money balance, write the loss of on your taxes and move on with your life.You can sell it "subject to" to someone looking for a home with no money down and save on Agent commissions?

Write them a letter, track down their phone number to call and/or text and knock on their door.