Also, this is just an idea so feel free to criticize it as much as you can!

Overall you can't change what happened, but you need to make critical changes to your landlord business or you will lose your property.

This is probably the most critical piece of information.  

Just get out there and make some deals happen; you can fine-tune later when you are approaching some more critical mass.Last but not least, one question to consider is, "why choose?"

Let them win everything that's unimportant but nothing that is critical to your position."

More than a realtor, it's critical you work with a lender who specializes in renovation loans.

If it's ROI then how you break up the expenses is not as critical.

California is a appreciation cycle type market compared to other states so timing becomes more critical for flips and exits.

Low cost of entry, critical mass (4th largest metroplex), strong economic & population growth.

If I go bank financing 1 point and 6.. but for a loan that is only a year rate and term is not that critical as leverage is and just getting it done.Bank though will only require MAI  and no other due diligence money a lot of these other lenders want 25 to 50k for due diligence fee's with no gurantees of funding I have seen many waste those funds  :( on lenders who can't close.