First thing you want to do is create specific parameters of properties that suit your investment needs (like really focus on those parameters and don't veer), and then work your farm/parameters to the bone with direct mailing and door knocking.  

@Chris Heeren knocked this episode out of the park! 

Makes a better fit for loose outlets and covers up any knocked off mud/plater/wall board around the outlets.  

The dynamic of San Antonio investor clubs has put a lot of bird dogs and wanna be's out there knocking on doors from foreclosure lists, sending direct mail, networking, etc.... all in the interest of catching the deal before it hits the open market.   

Well I've had the houses for 6 and 4 years, no leaks, knock on wood. 

Using zillow's current estimate of our building's value (after knocking off 130K for padding) I determined our current LTV is ~ 49%.

You can likely get that all knocked out before you move if you take the classes online.

My only thought was if we needed it for some attempt at wage garnishment from a judgement, but we just don't (knock on wood!)

As folks are used to listing with agents and selling.. especially MF ... the MF are usually owned by a little more sophisticated folks.. and are not going to be like the lambs that get suckered into tying up their homes with little to NO EM and with a buyer who actually can't close.The other thing is if your bound and determined to do this.. then set up transactional funding so you can close.. find a super short term lender and partner with them... bring the deals in Close them then resell.. there is a LOT of ways to make money WITH a real estate license.. the broker without a license is starting to get some pretty good scrutiny in many states.. and its really not a long term vocation for most and lastly  its very very hard.. and VERY few succeed at it.. all though many throw their limited capital at direct mail or what have you only to come up with no results..I saw one post were a guy on BP spend 75k on direct mail.. got his money back and only made like 40 or 50k for the year... you spend 75k marketing your self as an agent you will knock down 250 to 500k in your sleep.

You learned something going to the school of hard knocks.