Also, when it comes to enforcing the lease, use a simpler approach.

I would like to use the garage as a game room for the kids.

Name of the game for me is speed to move the contract.Currently I have a mass email marketing platform that works well but no one checks their email as much as their texts. 

Outside of real estate, I’m a huge sports fan, so you can usually find me glued to almost every game on the weekends.My interest in real estate began as I explored different ways to generate passive income, which ultimately led me to the BiggerPockets community.

I wouldn't be opposed to having a little skin in the game (closing costs, inspections, etc) I would be living there paying market rent and doing the improvements myself.

It’s a game changer.

If so, no need for the red carpet or engagement photos, just focus on what they really care about: a great property, immaculately clean, and a seamless guest experience.It feels like you’re trying to cater to anyone and everyone, which can dilute your overall appeal.As for the garage games, many guests might actually prefer parking in the garage.

The GC and the sub ended up sharing in the cost mostly (I think) because it was better than the finger pointing game that had already started, and realistically the attorney's were the only ones about to win...

If foreclosure is what you want to invest in get a head of the game and focus on a target area and know if that HOA is a pain to work with, you might just find someone who wants to sell quickly to get aways from the HOA.

Then connect with some hard money lenders (you can find some here on BP as well as some who are typing this right now) and connect with them to understand their product type, what they like to lend on and requirements.Hard money broker is all numbers game of making relationships and helping those that are looking for financing, it starts out slow but if you get with a few good borrowers and lenders it can be pretty decent money to be made.As an example we paid six figures last year to HM brokers.