I would recommend that you go to one and learn who some of the players in your market are.

This is a point at which your tenants will probably either gain or lose a lot of respect for you depending on how it's handled.

-I want to look back and say 2018 is when I changed my life.I'm just sharing so I don't lose the motivation over the next year or two.So far I've just been saving for the wedding not investing yet.

You run the risk of losing them as tenants -- Consider, if they leave -- how easily and quickly can you replace them with market rate tenants?

If they're past that date, they lose. 

It seems like I always lose a full months rent though by the time it all works out.

It is also one of the easiest to lose your shirt if you don't.

We‘re nor sure how to fInance the next property we have about $30k of liquid cash that we’re comfortable spending if need be, but would definitely be more comfortable using OPM and not losing our leverage.

I would look into doing RUBS if it is possible in your area.If you are losing so much in laundry cost you might want to look at raising the cost per load or if possible shut it down completely and save $1400 a month.

Ok.... couldn't buyer be somehow working with the private money person to dupe homeowners into doing this though... thus taking a big chance on losing their property?....