They don't tear things up, they don't party, rent is generally paid early, lots of positive attributes!!

You can't easily determine whom has paid and who hasn't.  

The Mortgage is paid off. 

What is your ROI and the amount paid for a cost seg study?

For a good tenant that has paid on time and was keeping the place in good clean condition I probably would have just eaten the charge.

Then connect with some hard money lenders (you can find some here on BP as well as some who are typing this right now) and connect with them to understand their product type, what they like to lend on and requirements.Hard money broker is all numbers game of making relationships and helping those that are looking for financing, it starts out slow but if you get with a few good borrowers and lenders it can be pretty decent money to be made.As an example we paid six figures last year to HM brokers. 

I've even paid for a subscription to have limitless access to all articles on multiple of these websites.

If you've owned for at least that, you're good.If you do a rate/term refinance, where just the hard money balance is paid off, rates will be much better.

You get paid when you CLOSE a sale as a broker/agent.

By working for a larger corporation you are gaining an unfair advantage, by letting them train and develop you (while you are getting paid) and you do real estate on the side.This idea is not from me, read RichDad.