And, you can't join the board without hanging your license first.

Hanging my license with a boutique real estate office that would embrace real estate investing and allow me to wholesale would be ideal. 

So in theory it can't be a LTR if we move out someday, but a lease naming a tenant as "manager" probably gets around that.I've thought a bunch about how to improve the property's cash flow, and there's lots of marketing and operational low-hanging fruit before we get to capital improvements. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Lots of NY locals hang out there and should have some good recommendations. 

Or we would have investor meetings in the evening that I would give a presentation of the status of the project and I would have 20 to 30 couples but even with that they wanted the GP there.. and the GP left me hanging one night and the investors went bat sheeet crazy.. there I was in the firing line..I know that was then and now is now and its not how business is done anymore..

It amazes me nowadays how people will throw money into a market and not spend any time in it(pre purchase) then wonder why it didn't work out.we literally purchased our second stilt house by walking up our stairway and the owner (of our now second str there) was walking up there stairs and we struck up a conversation and purchased it off market.My advice, allocate some of your investment funds to knock on doors and hang in the area you buying- its priceless.

Then I hang up.   

My favorite for guaranteed savings is this:  Hang up the suit.

Dont read it off a piece of paper, it will sound like you're reading it and seller will hang up.