You need to trust the process and fully immerse yourself in the realm of real estate investing. 

But what is really important is that you understand the terms of the loan, including the length of time and when you can expect to get the money back, how it is secured, and the process of getting it back if things don't go as planned with the investment.

I would love to hear how you all approach this process.

Has the title shows I’m about to start the process to gain my real- estate license.

The process to build everything out for clients takes longer then anticipated, but once done they're great sites with software to help manage marketing.

This would be an easy decision however I do not think you can come close even with you being active in the process.  

The best strategy I seem to have deployed so far was to contact all my current tenants and let them know I’d give them a cash referral fee of $250 for anyone they recommend to me that goes through the vetting process and successfully moves in.

Is it worth it to go through the proper process with the city and run the risk of a huge expense to make this a 3rd unit? 

The process is a lot easier if you find the right agent.  

Would you recomend me buying out my lease, so I can start this process?