Then the other PMs will say, well-- you're used to paying $900/mo, so it should be a comfortable financial fit!

Ive heard good things about Comfort Experts

Often I go in and spray foam insulate as soon as possible which may cost me $7-10,000 but will not only save me oil money but will keep the units more comfortable year round and cooler during the summer keeping tenants electricity costs down for their A/C.

The more you can learn up front the better a decision you can make and the more comfortable you can be on the price you are offering.

The entire real estate agent model is at threat over time as younger generations are comfortable with using technology to buy and sell anything. 

While you want to minimize the financing costs, it also has to be worthwhile for your HML, so you might consider using $100k in hard money, then using your HELOC and/or cash (in whichever order you're more comfortable with) for the rest, keeping enough in reserve for the repairs and renovations. 

Real estate is the wisest way to relatively safe, convenient, and secure venture. Allow you to generate recurring income. The more you're into it, the more you benefit from it.

Under no circumstances would I take a tenant that I was not comfortable with that didn't meet the minimum criteria.

It is super difficult for me to imagine being in your shoes but I hope this helps in some way!

However, there was a shoe rack on the door that I didn't pay much attention to until I was closing the door, right in front of my face was an ad**t toy.