Keep asking until someone says yes, and if no one says yes, then explore HMLs.

to answer your question - yes the 3,000 is on my tax return, but only for one year.thanks for the Co-borrower game plan - didn't think of that one, although the only person I can think of doesn't make enough money to qualify for a roll of toilet paper Hopefully there are other loans besides conventional that I can explore 

I'd be happy to share more data and help with your search.

Make sure that you are well capitalized and the you are being conservative in your underwriting (by conservative, I mean actually looking at historical data to back you assumptions).

Once you get here, take the time to explore and understand the niches.

Coming up on my 60 birthday, so I would like to explore more passive investment options including (1) Hard Money Lending, (2) Private Money Lending, (3) Buying and Selling Notes, (4) Syndication or even, (5) Tax Lien Certificates. 

There may be other discussion about it but both of those episodes are share data explaining why a recession is coming.

@Mark Skaff Here are the basic tools and resources you need to get you started:Listing Platforms:Realnex.com - I useCostar.com - I useCatalyst.com - I useBrevitas,com - I useCrexi.com - I useLoopnet.com - I do not useCRM, customer relationship management options, you only need one:Realnex - I useClientlookApto - SalesforceDigsyMarketing package creator, you only need one:Buildout - I useRealnex - I useMicrosoft PublisherAdobe InDesignMarket and financial analysis - advanced tool:STBD - Site-To-Do-Business (Demographic and Psychographic) - I useCostar.com - Rent and sold comp and market analysis data - I useThe Analyst Pro - Online Financial Analysis toolHP10bii calculatorFuel.com - financial analysis toolRPR Commercial - I useNot all these are mandatory and there are many more that compete with the above, these are ones I've used in the past or currently using now.The key is that you have a listing platform outside the MLS, a CRM to track you contacts, clients, properties and deals, a way to create a stunning marketing package, and market and financial analysis tools.

With as much hacking and sensitive banking data that most investors have on their machines.

Yes, my credit is great and I'll certainly explore this or keep this in mind.