Potential savings there...but we'll keep the budget fat for right now and slim it down as we go.Scope of Work Summary:Complete interior paint inside, baseboards, new flooring throughout entire home, brand new kitchen cabinets/countertops.

I personally would try to do everything you can in a tax free account such as a Roth IRAor 401k.

If investor X can in fact negotiate a deal and secure a purchase agreement with a private seller WITHOUT A LICENSE, doesn't this investor have right and the freedom to do as he chooses under contract law?

Most RE Broker's make their $$$ on the road, I just get fat siting at my computer almost all day putting out fires.

Being fat is not a handicap!

(I know pigs get fat and hogs get slaughtered...

I'm doing research on self-directed IRA's and just read in a blog that an investor can use funds in a SOLO IRA to purchase investment real estate just like one can in a self-directed IRA but WITHOUT the fees. 

Some ones that I've added, based on experience:Tenants are not to remove or disable smoke detectors, and are to test them periodically and promptly report issues.Tenants are not to put grease, fat, or fibrous items in the garbage disposal.No objects except toilet paper are to be flushed down the toilet - even items labelled "flushable."

I hope to be well diversified but I plan on owning as many rentals as I can in Salt Lake and UT counties. 

Find whatever is the best you can in your area.