I agree with you about the amount of sub 2 deals out there that make any kind of sense I get the feeling investor just think these things are out there as low hanging fruit to be plucked.. when nothing is further from the truth at least deals that would make sense to me and you .. of course there are always suckers that think over paying or paying full retail just to do a sub 2 is some great move. :)  but its like any paid training the reality of deal flow is greatly glossed over.

For me personally, I chose Reno because I wanted to be close to Northern CA (where I have family), I love the outdoors and being close to Lake Tahoe, and all of the underlying tech and manufacturing jobs coming into the area, coupled with land constraints juicing appreciation here. 

How can we" do this when someone gives a "no" usually gets the creative juices flowing.

So, short of filing a lawsuit, would it be fruitful (and help warn other investors) if I:- Submitted a complaint to the Better Business Bureau?

Short term lending could be fruitful, but you need to get volume and usually investors want at least 6 month terms, but it's usually 12 month terms.

An LLC requires additional time, effort, and money to set up and maintain and juice probably isn't worth the squeeze.

I would be aggravated too, but it seems like one of those things where the effort to get juice from a stone wouldn't be worth it.

I want to slow my life down a bit and enjoy the fruits of my labors (I had cancer a few years ago and I acknowledge my time to enjoy life is finite).It occurred to me that I should just cash-out refinance my properties that are fully stabilized and that have significant equity, but that can also easily support the new debt incurred. 

Think of it like planting two trees instead of one...they might not bear a ton of fruit right away, but over time, you'll have a richer harvest.

The reason is, the original farm house + 5 acres in the 60’s was occupied by a group of 5 families that were into some strange kind of “natural living “ they only ate a few kinds of fruits and seeds.