But here's my problem: If I drop that much to just try and get a sale, I'd prefer not to use a realtor because commission charges arent factored in to that cost; thus, my exposure is limited and its harder to find buyers.

Keep in mind you will meet some fools.Remember that the buyer wouldn't have saved thousands of dollars, they would have never known about the deal.Now part of this whole issue is why I prefer to double close.

Yes that is her preference.

Get a signed contract from the exhusband, and preferably by the wife too.

If not, you need a job in some agency, and not investors.If you actually do have experience, preferably as an executive director (ED) of an existing agency, and you have a solid business plan, you may be able to find an angel investor.

I prefer to work with one local that I can go sit down with… But are also licensed in the State I am buying in...

I would prefer to invest in property.

There is nothing that can be done about people's really bad destructive choices.My preference would be to give a notice to vacate and take their violence and property destruction elsewhere, except it is against the law to evict a person who is the victim of domestic violence.

I know I could buy emulation software (like Parallels), but would prefer not to.

WAY out of my league but the nicest man you could ever meet.I know this might sound silly, but I would prefer to learn all that I can myself, then go to the "go to" people for advice.