Don't be unwilling to pass it on to a more capable investor or investor group for compensation.

The teams I'd built were then capable of dealing with all of the distressed assets that began hitting the market, so I dove in head first, and acquired very aggressively between 2009 and the end of 2014, quintupling the size of the portfolio I'd built between '03 and '05.

I would prefer your method but it takes too long and we are a fighting time , but if you do buy all cash your next one will take less then 8 years to save for then even less for 4th. 

I am sure that I am under-using the capabilities of the site, but I have found that the design and layout of the reservation management process is very confusing and kind of overwhelming for me.

Of course you could just do the 203k loan amount for big repairs that are beyond your scope of capabilities. 

If the owner is interested and they beat us down on cap rate then we win anyways but the seller feels like they fought the hard fight etc.If the owner will sell but wants a lower cap rate I keep them in the system for when another buyer client approaches that wants less yield etc.

I doubt they're used to people fighting back like that. 

Keep up the good fight! 

I also am capable of paying 20% down now, which would make the number look even better but lower my COC ROI, and why would I when I can invest the extra elsewhere while I live there.

Be warned that the neighbors may fight to get the variance denied.The second living area is defined by having a stove.