From there find 2-4 lead sources and dial in on them.

Again, when I get an update I from my source I will let post it accordingly.

thank you very much for all your comments, I was curious about the LLC as it maybe an easier way to separate the family business part from my own, since the capital source, expenses and earnings will be separate I'm trying to keep it as clean as possible while leveraging when possible. everyone's comments are aligned and I will talk to a CPA, by the way!

A potential good source for direct mail is Ballpoint Marketing.

I prefer not to use my own money as I need it for Reno's so do you have any tips on if I can finance the downpayment from another source?

Our first house had this, and we even put in the listing 1 bath, but the data from public sources said 1.5.

It seems you have a good enough track record that you can show someone what you are doing and possible find a source of money other than having to wait for your own savings to build up.

If a tenant contacts us about a pest problem, we let them know that we can send out the pest control company we use, but if the company determines that the source of the problem is either mother nature or the tenant, we will bill the tenant directly.

Instead of attempting to work an additional job outside your 9-5, become a referral source. 

Typically there are three main buckets of expertise that need filled: sourcing the deal, sourcing the capital, and executing/oversight business plan.