@Jonathan Greene Welp, as a realtor, I have no problem knocking on the door of the neighbors and getting all the T!

Others are okay with a small net loss for high appreciation and know that a reasonably near future refinance could knock them into the green. 

When you model that out it's a loser usually UNLESS dirt is incredible and you want them to leave to knock the building down and redevelop at much higher rents.

The strong consumer protections particularly with HELOCs in this State appears to be a knock-on affect of homestead laws.  

I feel like it wouldn't be too hard for me to make a 10k-30k mistake on my own in the school of hard knocks. 

The Fed is expected to start cutting their interest rates in September, which should have a knock-on effect for mortgage rates coming down.  

I never heard of the guy and googleing him brings up a very similar MLM page.I am not knocking you. 

Not to knock schooling, I have an advanced degree myself, but I recognize that no one would work for me that I would want running my show.There is a lot showing in your frustration, I feel for you, but it's a challenging time in the industry and without experience and the advantage of having been through a few down cycles, you may just need to read about the down side of real estate to get to the next level.

You could knock on doors and find cash owned properties where the seller will owner finance and end up with several notes on several properties to several sellers. 

Fastest growing company 3 years in a row now - blows away the school of hard knocks.