There are Michigan specific laws and there is a large document I can read to learn more about them but I'm sure it is not efficient to write the contract myself. 

It’s sounds like you have a lot of good energy. 

I just put cheap bulbs in and let the tenant put energy efficient ones if they want. 

. $5-$8/sheet.Gas dryers are more efficient and quicker, from my experience too. 

I spent quite a few hours researching how to build a website and then bought my domain names, a template, and a host and now I'm finding that I am not as efficient as I had hoped with making changes.

Even if you engage a broker, you should still shop around an additional couple lenders yourself (if you have the time/energy).Freddie SBL loans cap at 50 units, so you won't be able to take advantage of that program (unless they can somehow make an exception), but there are still great Agency (Fannie/Freddie) programs that would work. 

This doesn't seem very efficient to me to have that high percentage of my income going to expenses.

It’s a complete waste a time, money, and energy if you don’t talk with them.Don’t over think this.

I opted for a ductless mini split instead, which is much quieter and more efficient.

Their energy is spent trying to work something with them (a bird in the hand is worth 2 in the bush).