I'd appreciate it if you could help me gauge an understanding via a answering a few questions for me.1) Have you worked with general Contractors help"beautify" a house to fetch a higher asking price.Basic quick rather inexpensive upgrades to add value.

It's a not an exact science but a great rule of thumb to quickly determine feasiblity of a rental. 

So quick question, when I do rehab and sell a property, do I have to list it with my Broker or can I sell it independently as an agent?

Just keep being a good landlord by making sure the property is in working order and being quick to respond to issues.  

Cap rates are dropping off quickly and it will only get worse for us.

First get another job as quickly as is reasonable.  

Yes, having financing available and able to do quick closes has already helped.

Oh, and there are two more things I enjoy: writing (which you could probably tell) and networking with people (which is, in part, why I'm here).My GoalsI'm not looking to get rich quick, I'm not looking to be the next Warren Buffett.

They will spread to adjacent units very quickly and people will carry them from unit to unit.

Here's a quick recap of my last 6 months with this deal:03/23/16: Went to foreclosure auction to figure out how it works.