If investing in notes requires me to trust a counterparty looking for fat fees in places I don't live, and it requires a TON of effort on my part....why not just invest in my home market.  

If you don't have one, you either need to build it or partner up with someone more experienced by bringing value to them. 2) read Gene Trowbridge (SEC attorney) book on syndications "Its a whole new business..."

pigs get fat hogs get slaughtered type stuff.

You could hire the best coach in the world, but if you slack off, you'll still wind up fat and losing the game.  

He's a great CPA, I've been chewing accounting fat with him for some time now.

Gene Hacker I do not necessarily want to work harder, just smarter.

Any professional Appraisers here that I could chew the fat with?

Yep, probably a big fat mortgage. 

Summer has made it tough but I have pretty much trimmed all the fat I could without going full-blown hermit mode and not enjoying myself.

This is a BRRRR which is a different kind of mortgage and we are looking for a bank that will Refinance it for usSometimes it's the properties that make the decision.Well it' not over until the "Fat Lady Sings" and we will see if its a winner or a loser.