I have rentals as well and thats what we do…So she understood my intent and knew it was a good investment for both parties.4.)

@Mark Ferguson understood

@LaShayla JohnsonSome of my best practices are goal setting/morning ritual. 

With this understood, I am looking for networking opportunities in which  I can learn perhaps attend an auction or two and give me the 101 on the area and a few experiences, good and bad~ not SPOON feed me.

I will say after getting in to the class I understood why some of my other real estate friends/colleagues encouraged me to take the class in person.

You need to also take care of the following. 1.Fixing up a vacant rental so it can be rented out again.a.We had handy men to do most of this, but with 40 rentals my husband and I had to pitch in a do the labor ourselves as well.b.I would paint the house and garages.c.Husband would fix the repairs inside2.I would take care of the tenants.This entaileda.Taking care of advertising the homes (usually we had more than one vacancy at a time)b.Taking phone calls and screening tenantsc.Scheduling open housesd.Staging the housee.Interviewing the applicantsf.Making sure I double checked their application formsi.Criteriaii.Employersiii.Verifying funds and income3.Typing up the lease and making sure they understood the lease4.Then making sure the Tenants abided by the lease agreement5.Paid their rent on time6.And sent that Notice to Quit for Non Payment of Rent the very first day rent is late.On top of that I did my own evictions and I never lost a case and I dealt with the 36th District Court in Detroit.I won because I covered my butt by having everything in writing.I documented everything.Every phone call I made to them and every phone call they made to me.I never complained to a tenant because they called regarding a repair.I listened when they told me they couldn’t pay their rent, but even though I understood their problem, I made them pay their rent anyway.Landlording is about making tough decision and doing things you don’t like to have to do.Landlording is a Business.DO NOT LOVE YOUR HOUSE.I can’t stress this enough.If you don’t know or understand that this is a business of evictions, damages, and injustices, and fixing this house up over and over again, you aren’t going to be happy let alone successful.How I wish I could be there for every new investor to help them understand what it’s like to be a landlord BEFORE YOU INVEST.But I can’t and that’s really a shame because it something every new investor should dig into before they invest.One last thing.

Fortunately (in this hypothetical), the seller understood your conundrum, and agreed to pay "up to $4,500" in closing costs, as a "seller's credit" at the closing table...  

I've never understood why some investors consider the number of vacancies on 40 homes versus the same number of vacancies in a 40 unit community to be different.Change your debt terms to 75% LTV, 5% or less interest rate, and 25-30 year amortization to have more accurate terms. 

Which is understood due to the situation.

There are many disadvantages to having your license that I wish I had better understood.