@Gabriel J.Your next option could be to get 9 more families and friends to invest $50k ($500k total) with you to syndicate an apartment building for $1.75M with a cash flow that is beneficial to all.

Even the renovations he does do (seldom) are not only of poor quality, but of poor choice and taste  (our buildings are beige with BLACK accents, AND SO ARE THE KITCHENS).  

@Heather Colley Declaration Title,Memorial is my #1 choice

You’ve just made a choice that having a paid off house is more valuable to you than having cash in the bank.

Right now it is required and not a choice for any work requiring a permit.

If they choose to gift it back, it would be their choice.

I am also with a small brokerage and even though I may act as a buyers or listing agent occasionally for others by my own choice, my main focus is buying and listing my own flip properties.

Yes want good rates, but that is more like a pre-requisit than the main criteria.Sellers and their agents will judge the strenght of your offer by your choice of lender.

Are there any meet ups north of Atlanta that would be beneficial? 

Denton has lots of choices, older homes, some run down areas waiting to be restored, student housing options etc.