A shortage of litigation and someone peaking over one's shoulder doesn't give anyone the excuse to break the law.I now decend from my soap box.

I became his crying shoulder and confidant, stopping by once a week or so with beers and a sandwich.

Also, that it would be worth it to have someone you can trust to do the job right and not have to be looking over their shoulder the entire time!

I shouldn't have to stand over your shoulder to make sure you do your job right and besides, how many different variations of scraping a popcorn ceiling and replacing with a smooth texture need to be monitored?  

Haven’t used any of them yet, but in speaking with Milt Colegrove, it seems he’s got a good head on his shoulders and personally does some flipping as well. 

I'm curious if this is the kind of market where a well run 1-bedroom cottage can hit 90% occupancy (in non-covid times) or if that's a pipe dream given the shoulder seasons and market dynamics?

You can manage the deal and do not have to have an agent represent you to purchase a home from a seller and the savings in acquisition/disposition price really doesn't pay that much and takes the important liability off of your shoulders somewhat, if you don't have a license, additionally you do not have to disclose to sellers that you are a licensed person and do not have to worry about being considered a fiduciary to the seller, carrying liability or E&O and MLS dues, ect.

Have you thought about hiring a property management company to take that load off your shoulders?

Best case scenario, it's a shrug of their shoulders...

We had inspectors from 3 different agencies leaning over my shoulders and we had to work in a food handling facility where the health and safety requirements are super critical.