I'm eager to join communities that will not only help me expand my knowledge but also hold me accountable on this exciting path.

One major consideration to take into account would be do the zoning, laws, HOA etc... allow for rentals in that neighborhood.

Accountant (who I'm not sure has much real-estate experience) says he cannot take money out of the sale of the house and because it was a rental that we then renovated and sold, we can not use a 1031 exchange and put the money into a new property.

I was already told I have to many accounts, even though the utilization is under 10%.

Quote from @Sami Gren: HI,I am using a contractor for a full apt gut rehab, I would like to know if anyone has a contractor's contract that I can work off (of course will add or take off accordingly) he is a new contractor, so he doesn't have one,  [I am using him because I have used him for past several years on smaller projects, so I know to trust him.]Thank you You can pull one from online, but I would have an attorney draft it if you have the cash to use that for your deals going forward as it won't be the last time you need it. 

Had Insurance thru Mercury a Commercial account with 6  sfr properties and have been canceled because of safety issue . and was fixed but not in the time frame they wanted. and they canceled  me completely. 

There are plenty of properties for sale listed online, but most likely, none will yield a 10% CoC return for you.

Invest using tax-advantaged accounts when possible.Tax-advantaged accounts generally don't generate capital gains taxes federally, and generally not at the state level although individual state rules may apply.

You need to follow the accounting, for lack of better term 

What all needs to be accounted for in the agreement?