Now I can keep going on and on and on, but for the sake of everyone's sanity I'm going to pivot to a new topic now (whether that is really a good thing I will let you decide)Okay great now that you've gotten all the warm and fuzzy stuff out of the way, you're looking for some more concrete advice, and honestly @Andrew Syrios hit the nail on the head for a lot of the good advice, but I'll add to it.1) Don't set goals, set achievements.

He was a great tenant...until he got nailed on a minor parole violation, and off he went.So, no, I will not rent to a felon in any circumstance. it is not up to me to give them a second chance. let their family do that. 

@Pat Marco   hit nail on head... being a real estate agent for 500.00 commission is ridiculous.. either move or get out of the business or put money together buy the inventory yourself then resell it and mark it up. .thats why when I started way back when I only sold land... 10 to 15% commish and double ended everything..

@Dave Charron That’s pretty much hitting the nail on the head I want to use OPM, to invest.

I think @Jeremy Tillotson hit the nail on the head.

@Joel Johnson Nailed it.

the contractor is by far the toughest one to nail down  

I was told covid moratoriums were the nail in the coffin, mass foreclosures where out there, hanging int he ether, just waiting for the moratoriums to come off and it was going to be an avalanche, a tsunami of foreclosures unlike anything we have ever seen.......

Even factoring in the pizza and beer you buy for a buddy to hold it up while you are nailing it in.

@Alan Pederson pretty much nailed it for us.