Consumer Product Safety Commission (CPSC), Kidde announced a recall to replace certain Kidde fire extinguishers.

Do you have it all on one sheet in Excel or multiple sheets?

An LLC is a good idea but if you purchase with a conventional loan or many other loan products they will require you to put the property in your name. 

Need some excel and PowerPoint work done.

-you don’t have to pay interest on a large fixed sum of money until you find or are ready to pull the trigger on a deal-it allows you lock in some or all of the amount at a fixed rate so your protected against rising interest rates ( given the current market conditions I believe we will see a couple more increases from the Fed this year which will increase borrowing costs for any variable rate products)- See this attached article that does a good job of simplifying it https://www.investopedia.com/mortgage/heloc/fixed-rate-option/

What type loan product are you using? 

I can rationalize that clients make their own beds and that I am acting ethically but if I know the odds are against them and I offer the product anyway... that's seems unethical despite being perfectly ethical.

As such, whether real estate may or may not be more efficient with after tax money that you noted you do not have, is not really relevant.Real estate can be an excellent retirement asset. 

If you invest in what you know well, both value or cash flow plays can be profitable strategies (regardless of what one-size-fits-all investors will tell you on BP).Excellent point about how cash flow and appreciation hinge on one's circle of competency. 

I have used Trustco more times than not an they, by far, have some of the best products in the area imo.