A scope of work is easy to generate for a baseline then do add on’s to the scope you need customized for your exact preferences.

Find the manager first, then find the properties. 

Then purchase a Note, generate $250 - $300/mo tax free!

You can purchase a primary home with seller financing, then rent out the spare rooms to generate income.

I'd simply explain they can use Zelle until the renewal, then the portal will be the preferred method.

If you have ever learned something important by trial and error, then you can probably understand the frustration that you feel when you make a "rookie mistake" or a simple error that creates a big negative result.

second was Hard money it was legal then. 

Quote from @Melanie Baldridge: In 2025 the bonus depreciation rate is 40%.This means that if you bought a property for $1M in 2025, did a cost seg study and found $300K in eligible assets that you could depreciate, you could take 40% of that $300K as bonus depreciation to offset your income in the first year.40% of $300K = $120K.You then apply that $120K to the owner’s personal tax rate to find the final amount that they can defer in year 1.If your tax rate is 37%, you can defer $66.6K.This is a big deal even at the 40% bonus depreciation rate this year.It’s a massive benefit 

If they do need financing, then speak with your lender about their new build financing options. 

If your wife wants to go part time quickly then you want to get that squared away first.