I really enjoy the time I spend in KC!

You need to flip regularly, using the seed money over and over, and spending the profits (only) on your cash flow properties.As much as it might seem crazy, I would sell your CF properties for the profit and keep flipping until you can buy rentals with your profits. 

I'll second what Andrew said, We use Propelio in our office to make sure that what you as a borrower see is achievable before you spend money on an appraisal.

page=5Bonus for the weekend, my collection for starters (read the comments too, and then if you like the author, go check out what else they wrote): - https://www.biggerpockets.com/renewsblog/stages-of-investing/ - https://www.biggerpockets.com/renewsblog/newbies-learn-real-estate-investing/ - https://www.biggerpockets.com/renewsblog/5-ways-to-know-youre-not-ready-to-invest/ - https://www.biggerpockets.com/renewsblog/ideal-vs-desperate-investor/ - https://www.biggerpockets.com/renewsblog/how-much-to-offer-property/ - https://www.biggerpockets.com/renewsblog/hazardous-attitudes-of-investors/ - https://www.biggerpockets.com/renewsblog/2016/05/31/21-traits-scammy-real-estate-investment-guru/ - https://www.biggerpockets.com/renewsblog/youre-not-cut-out-to-be-real-estate-investor/ - https://www.biggerpockets.com/renewsblog/questions-new-investors-should-ask/If that's not enough, ping me and I'll give you a whole collection of blogs and podcasts to follow.Bonus 2: 1) Read at least one hour per day every single day.2) Remember the quote by Jim Rohn "You are the average of the five people that you spend the most time with."3) Check for toilet paper before sitting down.

I am a Realtor on Long Island who has a bad tenancy to spend more time looking at investments than marketing.

It's really hard to build a successful agent business while a) only doing it part time and b) not spending any money on advertising. 

I managed to find a replacement (more expensive and not as nice) but my family had to spend a couple more hours in the car while I searched.I've seen a lot of posts over the years about sub-leasing without owner knowledge, renting in violation of zoning laws or HOA rules, etc.

We are out of money with that final 8k. we only expected to spend 15 to 18k.

Having $3MM of dry powder during a potential downturn is EXACTLY where I'd want to be, not invested in a property that is simply treading water, especially in a more expensive market.I am of course assuming a downturn, but there is no denying that even very active money (i.e. more time available to spend on adding value) is having a difficult time finding quality deals today. 

I believe I am then in a great situation to either save some money month to month from my current situation to invest in other things OR replace what I am paying for my apartment and just contribute that amount to more equity in my home since I can live comfortable now spending the same amount on my apartment rent each month.