I do understand that market value becomes what has been paid for a deal but with minimal work and renovations my deals almost always significantly increase in value in the first 6 months.

Simultaneously, develop a detailed scope of work and collect bids from multiple contractors to compare costs and timelines.

Without complete financials up to that point, extra work (and headache) will be required to get everything straight after years of failure to keep complete financials.There also might be an asset protection wrinkle by not maintaining complete books for an LLC, but I won't comment on that as I'm not an attorney.

It seems you need to put in more work and network with the right people.   

When I sued someone for breach of contract it costed probably around $1500, but I filed, did majority of the work, and had my attorney there for negotiations.

He is heart broke because she wants to apply for a Visa to the US to get work and maybe move there. 

It's not a get rich quick scheme, it's a lot of active work and I would have 5 yrs in my head at a minimum before you truly become established and stabilized. 

They do all the work and then they take a cut.

The goal is to create cash flow, do some value add work, and be able to take advantage of the STR loophole to help with my W2 income (hence the self managing).I’ve been exploring towns like Beacon, Woodstock, Hudson, Newburgh, Lake Hopatcong, Highland Lakes, and others.

A buyer's agent often knows the seller's agent from previous transactions and knows how they work and there usually would not be a question about this.2.