This usually results in people syndicating deals being right below your nose... at least that's been my experience.Fortunately, Bigger Pockets is a great resource for finding these kind of people, and given the regulations, you will have to seek them out. 

Thanks Rocky,Sure does mate.We get caught up in so many things with the day to day, that we end up missing the elephant right in front of our nose haha.Have a great day.

In addition the unit was out for 3 weeks by the time they got it fixed.The same year, the garage door broke (stress fracture).

Had my nose down and working hard over the last few years and the group went on the back burner, but I think it's time to visit this again and get to making it all happen.

thanks all for your input.I guess I knew all along the responses I was going to get. i'll keep my nose to the grinding wheel and pay off the debt and get started at the beginning of 2018.as for the car loan, I'm stuck with it. my wife refuses to get a used 5yr old car that is in good conditions. she throws the safety and repairs arguments at me. the kicker is that i am a mechanic. lolthanks to all that replied. really do appreciate the advice.

Hey Herb, long time no see!

I'd rather climb into the car at night, get a good night's sleep, and arrive at my destination (loser:  the hotel industry and AirBnB), or be able to work for the entire ride while my car drives itself.Of course, since "driver" is the single biggest job category in the US, our economy will nose-dive when autonomous vehicles take over . . .

Advertising is just a substitute for being there in person, selling nose-to-nose, toes-to-toes.

Laws like this are an affront to personal freedoms and stick their nose in a marketplace that doesn't even need this kind of regulation.

Hand tools I always keep in my bag are -hammer -12 in 1 screw driver -1' level with pitch on it as well-messuring tape-sharpie markers and pencils -utility knife -pipe wrenches-cresent wrenches -tubing cutters-basin wrenches for faucets-teflon & pipe dope-wood chiesels -electric striper-chamnel locks, pliers, bull nose pliers, needle nose pliers, linesman pliers.