So, we felt we had no choice but to stick with this guy.Move on to the end of June. 

Call every local investor agenda (look at the agents that have investment property listings and call them) and call every local landlord that owns multiple properties (you can get lists off of Deal Machine).

I’m continuing to work with the tenant, but we’ll be approaching two weeks late with no signs of plans to pay.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

My buy box is C+/B- 2000 sq ft or better, no HOA, no Pool, 2.5 bathrooms or better and plenty of parking. 

Getting these listings ca be trickier, and there is no fast lane that takes you to this destination.

I sent you a connection with some more info on our markets and we can schedule a call to discuss just what we do here. 

Then I feel less pressure/no guilt. 

No problem, work from home that day etc....

Once you are in the habit of not spending so much, with no debt in a few years, you will be able to save and invest like crazy!!