I used to work with a few who'd do cannabis but they have either stopped or closed up shop at this point...Cheers!

Quick math is that if you pay the guru's fee, then put in the work for a few months, you have about 520 hours into the process with $7,500 return, minus overhead, which turns out to be making minimum wage and you have enough left over to take your guru to coffee, but not much more.

I’m happy to talk shop.

Sounds like you should be shopping for a HELOC that you can tap for investment money.

Shop around for multiple inspectors but here in the Reno, NV area they all charge about the same.

So let’s say you are looking at a duplex (2 unit) as long as the rents total per month from the ( 2units) are equal to or greater than the PITI payment its approved.The way you shop for the home is by sale price and using the loan amount after down payment as your calculation.

Connect with the host and then set up as many one-on-one coffees as you can—and pay every time!

I wish I could take you out for a coffee/margarita and talk about your journey and pick up some tips but that may be a bit of a drive for either of us.

You should be able to shop local lenders and credit unions and get a much lower amount of cash out of pocket while still achieving your goal of 75% or even 80% LTV on a commercial note.

The MLS is good, but that's where 99% of the buyers shop so competition will be fierce and a bidding war will kill your cashflow.