Curtains collect too much dust and you already have blinds.

Instead of being transparent about it, you had me spend a bunch of money on things I shouldn't have since there was no intent on closing the deal.

GC in my area cost 10% of the total and I would say that is worth it for what they provide, but if you have the knowledge and willingness to be on the phone with subs (and spend a lot of time on site) you could save that by DIYing it.

I'd say start the process of securing your HELOC if you havn't done so and spend time analyzing deals and determining what type of investor you are looking to be. 

You cannot blindly message individuals on BP advertising services.

Spending the owner's money, not saying anything, and letting them discover it while reviewing the monthly statement is unprofessional.

We don’t use the 70% rule for anything except to decide if we’re going to look at the deal… and even then we just want to see if it’s close before we spend time running numbers.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

And how much did you spend in the rehab?

I spend less than an hour a month dealing with them.