I sincerely believe that at your age & considering what you've already pulled off if you hang in there, you'll hit your goals.We're all stuck in our own heads & sometimes it's tough to find answers.

Should I be a private lender since rates are so high?

Sincerely thank you for all of the inputs …   

It's been a rental ever since. Renting

I sincerely hope this won't happen to you.On another note, as everybody keeps repeating on BP, investing is about numbers, not just the quality of the construction.

For this, I offer you my sincere apologies.6) Water bills in Toledo can’t be registered in the tenants name.

Has anyone had a problem or slow down in applications since rent redi requires app download to apply vs link?

Your script or simply guidelines for starting a call should be geared to solving a problem the seller may have . . . needs to sell, may want to sell but had not considered the options, etc.Best advice is to be honest with yourself as to what you are looking for - a flip, a buy-&-hold, a wholesale - and approach the seller with a sincere opening explaining who you are what you are bringing to the table. 

Cashflow would be difficult with a 680-750k property since rents there are mostly ~3k for a SFH.

Sincerely,Leo Fialho