Microsoft Word is where I created mine.

I also use business lines of credit from banks, but for this banks definitely want to see revenue (usually 5-10x the amount of a mine they will give you).It is important to remember though that just because these lines and CCs are not immediately reported on your personal credit report, if you miss payments or default you are personally liable and the debtors will add it to your personal credit report.

My point is even some experienced operators doing more extensive/sophisticated value adds are struggling in this market. 

I am guessing his hands are tied as Norada is simply the marketing company and I am guessing no operational control of Wagner.

That's what mine was. 

How about the simple obvious that the inputs to deliver the service/product have a base-line and market prices have, OBVIOUSLY, been at about as lean of operating profit margins as can be. 

It reminds me of a buddy of mine in San Diego who realized early on that the investors who stuck around longest weren’t just chasing the best cap rate..they were sticking with him because he made them feel like they were part of something that actually mattered.

You could easily buy a turnkey home through a company like mine, Real Wealth Network, and its the same thing minus the 15% fee.

This can be a great option if you don’t have the time or desire to deal with the day-to-day operations of managing a property.

A clear operating agreement from the start is key to keeping on the same page.