With that tenant is going to go your furnace, appliances (if you're naive and supply them), hot water tank and about another 3-5k in cosmetics. 

I never pay for labor up front, I will pay for materials (but only by calling the supply house and paying directly).I pay 25% of labor when 50% of the job is completed and the rest after the job is totally finished, inspected, all permits are closed, etc.

My main interest was in an assumption, but I am now interested in a deed of trust.

I'm a father of three beautiful kids and would like to spend more time with them which is my main motivation to invest in real estate. 

Mainly MLS (REO, Short Sale, Keywords) and driving for dollars attempting to put together my own absentee owner list (takes forever driving for dollars, but good to learn neighborhoods).

If not you should be able to see where the main drain line exits the house so you can at least get a sense of which direction the tank should be.

I find my self getting stressed out using them, mainly because I feel like they are more complicated and much less user friendly than others I have used in the past; Turbo Tax, HR Block etc.

And to find a good referral for contractors in your area if you don't already have one, go to the supply houses, ie plumbing, electrical, roofing, etc and ask the guys who work the counter who they would say are the busiest and best. 

My main focus due to my financial situation has been wholesaling strategies, but I want to expand into every avenue of RE Investing.

Account Closed : We are renting out the top 3 bedroom flat of the duplex on an annual lease and living in the main floor flat.