Cut up and throw away all credit cards.

But I am curious how long you were at it before you closed your first deal.1 month but the RE agent was a long time friend who cut me a deal. 

This is generally the area which is bordered to the north by 295, the east by Ramsey St, to the west by 210, and BUS 401 to the south. 210 and Ramsey sort of form a “V” shape to the south and Country Club Dr. cuts through the middle (W to E).I have recently found several homes in this area which meet my criteria but they move quickly and I have not been able to get one of them as of yet.

Your conventional lender refinances you into a new loan, and cuts a check to your LLC in the amount of 75% of the value.

Don't be intimidated there.If you hire the duct out separately, and do that first (you need to make sure that where your supply/return pop out into your area(s) with the furnace/central air, that they can tie into the plenum....But if you hire that separately. you can cut your costs in probably 1/3 there.Then you hire the installation of the actual central units. 

Why not try to approach the owner and buy the property first, you cut out several steps and a lot of time that way and then there is no possibility of the owner bringing the loan current and leaving you stuck with a note which it appears you don't really want?

It has city water and sewer and tenants pay for own electric and cut own grass.

Most new construction homes in higher priced areas in the last 3-6 months have had to take 15%+ price cuts to get their homes to move. 

Just remember a team they better be feeding you business as you will likely have a cut with the brokerage you hang your license with AND have a cut taken out as a percentage with the team.

We will likely take pay cuts to move, but that's fine with us as well.