List is not exhaustive but a very good one.

But by the time we get the kids in bed we're both exhausted, and though we both work on offers, we don't feel like we're getting enough out there.  

Definitely a non-exhaustive list and I'm not privy to your exact situation but hopefully this helps.1.

The Joint partner would use and exhaust all of their 10 financed properties and new partners would be added to accommodate additional more conventional loans as needed.

I’m looking at what appears to be a good deal for a rental property.

3/1 SFH in a VERY desirable area that has a high demand for rental houses. The numbers work so I won’t get into that. The only potential issue is ...

I'm leaning towards a darker wood, I believe you're correct on grey flooring not withstanding time and is a recent fad that will go away.

I am exhausted and ready to work Smarter not Harder.

Much better paying a 9 to 10 percent quick return on money than 15 percent and 4 to 8 points.Private individuals tend to be lawyers,doctors,etc. basically professional that want to invest in real estate but don't have time to be hands on.In many situations hard money and the low ltv,high rates,and high points make the deals not work.If you exhaust all else then look at hard money.

Just starting out and have exhausted the obvious first choices for investors-friends, family etc..

Exhausted but loved every minute.