Always a lot cheaper and more efficient to run a document by an attorney for review than drafting from scratch.  

So many uneducated people taking advantage of distressed sellers situations and ruining people lives Not saying a license stops this but I believe it’s a step in the right direction and will weed out the the get rich quick YouTube educated no money of their own can’t run a CMA fools I see on a daily basis send utter garbage out

The private lender runs "a trade or business", like hard money lenders and professional money lenders do, as opposed to a casual lender such as a friend or a family member.2.

So she's not communicating at all with me except when I knocked on her door.

Running new plumbing lines to a house.

The house is 100 years old and it looks like holey hell, to the point where the city starts to get involved and we (investors) get slammed in the news for running down neighborhoods generating a anti-landlord sentiment we really don't need.

New roof, exterior doors, flooring, paint...

If you feel confident in running numbers, I would say your first step is to reach out to various wholesalers and get on their distribution list.

I have about $40k saved up from a side hustle that I've run for the past couple of years, but I don't have the work experience that you mentioned would be necessary to qualify for some loans.

You also run the risk of burning good leads by showing them a filthy apartment.You may want to appeal to your outgoing tenant that each of your goals are aligned, and the sooner you find a qualified applicant, the less showings will need to occur - and the level of housekeeping (or lack thereof) is working against that mutual goal.