For me when it came to hiring an attorney it was because I had exhausted all hope of our JV actually producing anything.  

Although the QCD is currently generated by the seller, we are exploring ways for our platform to generate the QCD document along with the other closing documents we already produce, ensuring the entire process meets the high standards our customers expect. 

I think even the s&p with its historical ~10% return and with recent returns much higher than 10% is likely to produce a better return than current rates. 

Next purchase ask for the original applications of the tenants, if they can't be produced, we usually have them fill out new one.

Higher cost markets produce more equity gain for the value add.  

I've seen several posts mention Transaction Coordination as a natural beginning point for understanding how deals are initiated & completed, or Wholesaling as another idea.

Louis, MO.I have a question that I was hoping the BP community could help with: I was wondering if anybody could point me in the direction of a nice, clean, and easy to use accounting spreadsheet template (or something of that nature) for real estate investing book-keeping?

I cant find the old ones, perhaps because those listings expired or vague in nature. 

Plus many hotels in the more nature-y places have non-refundable policies in place anyway and their rates are just as high.

You should also network and find top-producing agents and real estate individuals to learn from.