At this point I rather just pay a experienced person or firm to hands on share their knowledge and resources with me to help me and my business grow than to go through the mentally draining process of trying to find a knowledgeable and experienced investor to take a liking to me and be willing to help me.

(Even if you've done no work)While your above justification sounds "mentally sound" most judges I know especially ones that Ohio is putting wholesalers infront of will "Judge Judy" that response so fast you won't know what hit you. 

I am looking to change my rental contracts, I want to add in things like late payment fees and monthly small pet fees.What were the most productive things you guys added to your contracts to boost income and ensure payments came more regularly?

This applicant would figure out he is not qualified because it's not yet trained and it is not assisting him.Here's the form:FORM TO REQUEST AN ASSISTANCE ANIMALWe are committed to granting reasonable accommodations when necessary to afford persons with disabilities the equal opportunity to use and enjoy our rental properties.Under the Fair Housing Act, a person with a disability is defined as a person who has a physical or mental impairment that substantially limits one or more major life activities.

A small MF could really boost your ROI whether in or out of state. 

-You could explore renting out single rooms to see if you can boost the revenue coming in. 

Most were mentally unstable and were under state supervision. 

Like I mention before good project managers/ general contractors that knows all the trades are rare to find, now one that can understand the investor mentality that can help you save money and time it's even harder to find and if you are lucky enough to find one it won't be cheap, this will be tricky but I will advice you learn how to become a project manager yourself learn the proper order of schedule the works learn to manage the budget, build a good team and once you made them work as a well oiled machine your job will get easier, if you keep them busy all year they will stick with you To start finding these guys just go to Lowe's or Home Depot around 7 am, you can find the hard working responsible ones around this time.I could give you a hundred tips how to build your team of contractors and how to find them, how to maximize your production, save money, etc. but now this post is getting too long, lol, so just let me know if you have more questions and want more tips.

My current plan is to get a job in my field for a few years to establish income history while investing the cash in a diversified stock portfolio to boost my salaried income.Second is the market I live in.

BP is a great source of information- the members, blog, podcasts, webinars, etc are full of info to help you reach all your Real Estate goals.I think a refi to lower your monthly payment, renovate and boost rents is a solid move!