Think 5nights a weekx4hrs let's say 6-10pm waiting tables, or driving Uber or if you have the skills something that pays way better. 

I'm a big fan of the Yukon Solo Stove with stainless steel lid, which turns into a legit coffee table when not being used for fire - it isn't the cheapest set-up in the world, but the one I put into one of my LTR properties 3 years ago still looks nearly brand new, and was a huge selling point when I was getting it leased out.  

I know which product that you are referring to. the conventional mtg product has the following features. 1. minimum 15% down payment 2. 30 yr fixed term 3. rehab and repairs can be included in financing 4. borrower can be a first time investor. 5. no prepayment penalty. 6. the contractor will receive an initial draw at the closing table. 7.

I'd rather leave money on the table than invest in states with deep blue political ideologies.

I am struggling to find hard money lenders that are willing to do any lending without me coming to the table with something.

Larger gravel spaces, concrete pads with picnic tables, small storage sheds included in each lot. 

Sometimes they have big table saws and other large equipment that runs on this big power plug system.

If you don't have TIE, and all of TIE, then you are leaving a lot of money on the table by not hiring a PM.  

When an offer from a buyer comes in from their agent, if we accept it, we contact the title company we use and send them the contract . . and they take the deal to the closing table. 

I'm assuming you have a hot tub and game room (pool table, large screen tvs, arcade games).