Most importantly you need to convey confidence and assurance you are a player and not just wasting their time.

Call it baptism by fire education, because I assure you after just 6 months of that you will know 100x what you know now, there is no education a person can read like having been in the trenches and experienced it first hand; the good, bad and ugly. 

But in exchange for that dedication, effort and expertise, I need assurance that I'll get paid in the end.If an investor doesn't see the value in that, then we can't work together.PS - @Patrick Johnson - Saying that being a Realtor is an "easy check" is like saying "I'm better than Tom Brady". 

Yes, my CPA firm can assist really any size real estate investor on tax planning, compliance, and bookkeeping. 

There are compliance laws against loans like Hard Money loans on homes you occupy. 

You failed to keep up on the rules and keep your tenant in compliance so you can't really blame her for the violation.Here's what I would do.

If it's the second model, then you should be able to get a first position lien on the property to secure your investment, but you will not be able to defer gains from each investment.If it's any other model -- for example, he's pooling money without SEC compliance or he's using a single investor per property but not providing a lien / collateral -- I wouldn't be comfortable investing with him.

I can assure you that When it’s structured correctly everyone can win . 

I'm happy to connect you. (2) An architect is a good idea, however, to ensure you're goal can be met and identify what's needed for zoning compliance, check the local zoning department. https://detroitmi.gov/departments/buildings-safety-engineering-and-environmental-department/bseed-divisions/zoning-special-land-use(3) I recommend having an NDA/NCND between you and ALL parties you conduct business with regarding investing.

I’m not making light of your situation or your past but I can assure most landlords are not going to like that especially if they are larger type dogs .