Those few (less than 1%) that are licensed are licensed, regulated and audited by other industries such as a banking/trust company, etc.

And not to be used independently.

A quick search of the locale area gave me MLS#2235429 "807 Hawthorne Ave Independence MO" could be something to look at, my initial numbers show a CoC ROI of 20% with R&P/CapEx/Vacancy being 10/10/4% per door on this one looks to be about much much nicer.

The lender i been using for years told me they don't want to risk getting audited so didnt want to do the new purchase but i had two other lenders (one is loan depot and another broker) that told me what im doing is fine since i have a legitimate story.

I'm new to real estate investing but not new to FIRE (financial independence, retire early) AKA financial freedom.

One of the ways to accomplish this is by having an owner independent business.2.

You are going to need to be very thorough on your lease audit during your due diligence so you know what is happening and what you can expect after you take over.Also, during your due diligence period you should be reviewing all contracts that are in place.

I'm a proud nurse as well, while nursing is a great profession, it doesn't offer early financial independence in if itself. 

One thing to consider, however, is that it is nearly impossible to keep your personal and landlord personas independent.

That's between you and your broker.You should read your independent contractor agreement.