So your intent is going to always naturally be assumed to be flipping not holding. 

Insurance went down, which given the improvements you intend to make and increase in value, the insurance would naturally have to increase as well as it is now covering a more valuable property. 

I offered her 10K cash and she was out the next day (naturally she dropped her case with prejudice and signed that she was voluntary leaving and had no further interest in the home)I tell this story, because to hell with principle, see if they will more for cash (cash for keys).

You can reasonably expect $200-ish per door  in cash flow; your net worth engine (de-leveraging your loan, forced and natural appreciation, tax-write offs) depends a little on property type and location, but usually surpasses cashflow quite a bit.The best city for you is the one that you know and invest.

Maybe you are also spinning your wheels and wondering the same thing as me.My primary goal with this post is to look at the less glamorous reality that some of us aren't naturals and hopefully we can learn from and encourage one another.

Recessions are a natural part of the business cycle and they will come whether we want them to or not.

Eventually repeating the process until I can supplement my income. 

My goal is to add more sources of supplemental income and reach financial independence sooner.For the time being, while I am still learning, I would opt for a more passive investing strategy.

#4- Require that your Private Money Lender disclose their full identity, personal and company contact information that can be verified, skip traced along with proof of the nature of their business, bank and client references etc.

Just because of your very ethical nature, I really want to help you.Not sure how I can help other than  giving you a way to substitute your lost leads because you won't mail them, with SEO leads that are free and very motivated.If you want to take me up on this offer, get in touch.