Jan 1st of this year I combined rental properties with a partner. 

I think that most of the books are more guidelines and advice than actual functional knowledge. 

If not, multiple properties get combined into an LLC until there is $250,000 in equity there.

That, in combination with the frequent requests, as well as trying to reduce the rent, is a play on their part to see how much they can control the relationship.

Using the Asset Manager search function, I can pull around 800 names, emails and contact info for the top 12 states that I buy notes in.  

I mean, the math above seems to show you make make 20% or more by combining cash flow return with mortgage pay down.

You could combine that with hard money but I'm not sure I'd recommend that to a first timer... find a great deal and you'll find the money.

Combine water, gas, electricity bill into rent.

Really, you're only limited by your thinking... you can use any combination of seller equity / personal loans / helocs / private money / 401k loans / hard money, etc.

I always have charged the following to customers, and they don't even question it most of the time: cleaning fees, all applicable taxes (in a state which is known for not having a sales tax mind you), pet fees, insurance policy and/or damage deposit (VRBO offers combinations of the two), and miscellaneous charges like firewood and bike rentals.4.