I guess I had a misconception that being a landlord out-of-state was very easy and property management companies were a waste of money and time.

This actually is the most cost effective way to go.

A non-assumable loan can become effectively assumed by using a land trust.

After all, to have read something that is truly beneficial and has had a positive effect, why wouldn't you want to share it?

Ultimate goal is to own everything free and clear and eventually build up enough cash flow to to cause a mass effect.

Simple but effective.

Youre just wasting your time.

I agree with your # on windows - 20k sounds high, unless you're putting top of the line windows in a rental, which is a total waste.

He had his VA do this very thing for a person in the audience and by the end of the talk (pitch to sell his very expensive VA services and automated systems) the VA had made a post and created a blog on his own website for him within the hour, the entire audience clapped and cheered as if it was so amazing.I had a good laugh at least and drank beers with some good investor fiends afterwards, so at least it was not a total waste of my time.

I must confess, I thought this topic would garner a lot more interest....Surely there are folks on this site who are effectively using private lenders for loans of 5+ years to finance your buy-and-hold rentals?