Additionally, trying to spot paint even a white wall with white paint doesn't work, let alone other colors.

Even if one has to provide the education to some of the parties as to why a particular creative solution makes a win-win-win for all. 

@John Lasher If you are still looking to spend $20k-$30K for a coach, I would be happy to take you up on that offer :) For full disclosure,  I will share with you precisely what you can learn online/ perhaps even entirely through these BiggerPockets Forums but that doesn't address the reason why most are still unable to purchase larger assets: creditworthiness and capital relationships.

I have one tenant who is a god send compared to most, he accomplishes nearly ever repair I need, even did an HVAC unit. 

Thankfully, we caught it during the plan review stage, and with a stamped structural design, they got the kitchen of their dreams—without jeopardizing safety or facing surprise delays.Here’s what to think about when renovating:Structural Changes: Even moving a wall can have ripple effects on the stability of your home.HVAC Systems: New layouts might need adjusted airflow or ductwork.Plumbing and Electrical: Moving sinks, showers, or outlets requires careful rerouting to comply with building codes.Before starting demolition or submitting permits, have your plans reviewed by a licensed engineer or architect to avoid costly surprises.

The service providers RTR referred me to were happy to work with me even though I don’t have a US residence.

However, the units I see myself living in all barely break even on cashflow.

You may be safe to get non-commercial F/F adding up to 2 ADUs to a duplex even though by rule this does not qualify (in my area I have never heard of this being an issue). 

But at that point why even look for 100% hard money lending lol? 

Good evening BP world,I am looking to make some contacts, specifically RE agents and hands-on investors in the phoenix area, in order to start acquiring some value add SFH investment properties.