I’ve established a class A “team”………..

Building a structure from the ground up, since you need to build/create foundation, can be difficult. 

If you want to be nice, don't charge a late fee for the rent as she pays it late over the coming weeks.

do you have a lender lined up to refinance?

Quote from @Jim Miller: I hold a Florida real estate license.

Training board member's is just not in my niche.If you have a bent toward education or someone on your team, you will be an invaluable part of every association you manage.  

An LLC does not provide much legal protection, it acts as a legal firewall to separate assets.

welcome @Cam Caraher and congrats on joining BP, this place is the start for many, sure was for me longer ago than I care to admit.I'm not personally in your market, although was born in dorchester and grew up in NH, but this is a great place to meet locals.If you have not already a great starting point is the Meetups posted here, just search for your area and see if any meetups are happening. 

Picking a house with major, costly structural issues or in a location with poor rental demand can hurt both the rental and refinance phases.

YEs, it's cheating, but you won't be the first who has done this.Side note - I never understood why a college degree counts for S**t towards being a GC.