I this scenario my back was exposed, I was unarmed, and my hands were full with the most precious treasure on Earth.

I'm a quick study and have started reading up on such things, however, there is precious little on doing it to such a small space or even how to estimate costs.

Just think about it - since when would anyone spend their precious time and effort with a newbie investor in an uneven relationship for purely charitable purpose?

And they sour the precious relationship with their GC right from the start. 

When I read this pitch, its just tells me your locally in Tulsa Oklahoma and you have one rental that hasn't been rented.Think from an investor standpoint,  my time is precious.  

And most importantly these high quality people will become precious assets all through out your life.

Others could have taken that same precious capital and invested it in 4 similar properties, with 25% down payments and 75% loans/leverage, and controlled $900k in property that doubled to $1.8M by now.

A piece of precious metal is tangible.

You don't have to act on them but you won't lose out on precious days if you decide to start any type of proceedings and it will establish a behavior pattern so your tenants will always know where you stand. 

Thank you so very much for taking your valuable time to write down those precious advices.