And even (no “especially”) someone who has done so much for so many (that awesome free or cheap education, those fees so cheap at Quest that he evidently sold for nada and, as to most of the 401k’s, no one wanted them even for free) perhaps deserves a freaking break.

I would avoid that "guru" - a good property manager can make or break your investing career and I can definitely assure you that you're not finding a great PM using thumbtack!

It's coming up on Christmas and people are busy.

I'd break down residential real estate like this (definitely some subjectivity here):A class area= High year-over-year price appreciation, excellent public schools (elementary school ratings are the most correlated to higher real estate prices), little-to-no crime.

These groups are goldmines for finding mentors, reliable vendors, and other investors to learn from.Property ManagementChoosing the right property management company can make or break your experience.

We are eight hours away from our property visiting family for Christmas and got a call that our rental has 3 feet of water in the basement.

Merry Christmas and Happy Holidays!

And with that, @Henry Clark may be spot on, it could be a "done deal" by Christmas. 

@Chad Hale Because my accountant has access to QBO, and my bookeeper breaks down all the PM monthly reports into QBO each month, there is no need for me to send monthly/annual reports to my accountant.

I felt bad for him, kinda like Jesse from breaking bad tbh.