Paid a top local esigner to come have a look and all she did was insult our cute little place that was doing just fine.....But I think where a designer could add value is by suggesting unique areas, like game rooms, coffee bars, outdoor BBQ/play areas, and stuff like that. 

The game has changed, and you have to be more proactive than ever to uncover solid opportunities.

No it doesn’t, it’s just how he played the game back then.

I think spending some time and resources on learning the House-hack or Flip strategies would be a game changer.

Agree 100% especially if they don't have capital and a capital sponsor wants 75% or more - something better than nothing especially when you don't have skin in the game 

I’m an investor and student of the game when it comes to building passive income and a solid portfolio.

There's a monthly cash flow 101 game in Bloomington through MN REIA.

You might have somewhat of a case against your Home Inspector - they have E&O coverage (Errors and Omissions), but basically this is a buyer beware game.

Honestly, it seems like you’ve got more skin in the game than I do since I’m just getting started as a bird dog, but I really admire your approach.I think your focus on tax-efficient strategies and building a reliable team is spot on.

Despite if it works and or what anyone says... arbitrage will always  have a special place in my heart since it was what got me started in this RE game.