Investing is a business and the business environment has changed from interest rates to contractors to tenants.

Who you do business with matters more than any other factor when you are a passive investor.

Monopolistic behavior, with complete and reckless disregard for the reason they are in business to begin with:  Us.  

Also after you are established, conferences are totally worth it because it screens out all the investors that aren't serious about doing business. 

Yes, investors do pay themselves for the work they are doing (separating their construction businesses from their investment businesses)2.

I think 'high IRR' is subjective but also linked to the business plan.

I will pay him off using another business credit line I have..key was that I  want to show that my down payment is not  borrowed money hence this plan

Make sure you set aside a monthly budget for maintenance and have the proper insurance in place for maximum protection.I would suggest starting with a single family unit before multi-family as you get used to the business. 

What I did was a Business Line of Credit on all of the properties.

However, we are all human, and businesses always have room to improve, which we are always trying to work on.