I'm light on capital so paying a mentor isn't an option, but happy to split revenue (pay as I learn). 

This provides an excellent opportunity to purchase properties, make light renovations to increase both rental income and property value, and optimize cash flow.

There is a company names Hemlane that offers that "light PM" service that may be interesting for you instead of a full blow PM company that may cost 7-10% of revenues.

I don’t think the competition in the smoky is light.

If not again you would be better off buying your own home and having enough yard/space for all of them but 13 is still way to many dogs unless you live on a farm or own acres of land.I have worked in the banking business and have seen people lose their homes that they rent due to landlords kicking them out with very little warning due to breach of contract or a No pet rule. 

- The Setup for Spring Season- My Skeptical TakeThe Weekly 3: News, Data and Education to Keep You Informed- Warnings flashing of ‘froth’ in crypto and stocks as S&P 500 valuation surpasses 2000 levels (BofA/Yahoo).- China is issuing record debt to stave off recession, while the US bull market continues (Wallerstein).- Texas vs California Home Construction.

Functionally, it operates as a 2-story home since the downstairs area has multiple windows in each room and plenty of natural light.

All of the above and there are many discussions and mathematical gymnastics that are in these forums that prove it works and doesnt work in both ways...consider a first position heloc if you want to utilize velocity banking concepts for mortgage purposes.I got one with CMG mortgage (they call it the All in One Loan) and it put me in positive light. 

However, hearing your perspective helps me see it in a new light.

On paper, it looked brilliant..cheap money, quick turnaround, and a profit projection that made his eyes light up.It taught me that the real risk isn’t just the cost of capital, it’s the predictabilty of your exit strategy.