put some color,  a few towels and flowers.  

With a W2 employee, you'll have a plethora of soft costs and responsibilities that you won't have with a 1099.  

I know you can use techniques like paper towels under an iron on light heat to warm and absorb the wax from carpet (or you can pay the professionals to do this for you and bill the tenant).

You might find you aren't getting enough return for the hassle, but then again you might.You will need to supply things there like a hotel would, i.e. towels, TP, shampoo, soap, etc.

Markets are cyclical and US stocks have been getting expensive, despite the soft economy.  

I tried the frosted spray paint and it didn't work to well for me but it may have been "user / installer (me!)

You don't need a hard number but you should be going for a soft commitment of fair market value for the property and condition.

At the initial stages I think most would advise working on maximizing your income to build investment capital, and developing soft skills that will bring unique value to making effective RE deals once you start getting into that stage.

We refuse to throw in the towel, but we definitely need to try something new because what we've been doing hasn't worked. 

that is a tough one.but try :Lima one VisioLendinghomeexpect to pay soft money rates.. not as good as bank and not as high as short term HML