She proceeded to tell me she recently got divorced and her former husband skipped town and provides no support for their three young children and that she got stuck with all of their joint financial obligations. 

Joint venture partners

When you receive the business you still have to perform to get referrals and repeat business but marketing gets the constant inflow of leads.I have known people that were amazing at the mechanical aspects of a transaction but were horrible at social interaction and using marketing to generate leads.

I guarantee it will be worth it.Or, get a helper.Never, ever, ever create more joints in your drywall than are absolutely essential.  

A few key points. 1) this stuff is toxic and can hurt you or worse (be 100% sure you buy respirator and have fresh air blown in) and only do it in unoccupied unit. maybe worst (toxic) stuff I have worked with residentially... bugs were dropping dead by the window...2) no it is not forever permanent--but what it is. 3) prep, prep, and more prep. 4) I would use it on a surround that gets some water splash--not where it gets constant water or submersed (like actual tub, need heavy duty stuff there). 5) follow all instructions and research well....cheap (25-30 bucks + roller)--but a lot of prep labor. it would make the surround look nice enough for the sale and/or get you through a few tenancies on a shoestring until you or someone replaces it.

In the past year, we have been able to joint venture with another investor in a 48 unit property and currently, we are working on closing a 24 unit complex by ourselves.

You might be better to go from what I've gone back and labeled (A) and drop straight to (C)(A)I am constantly looking for that mentor that will let me watch, learn and basically do some hand-holding as I close that first deal!

Another way would be to find a joint venture partner.

@Elizabeth Colegrove If the title is held jointly, but the mortgage only in your husband's name.

Let them know that you're out there working by constantly showing value or something cool you found in a house on your social media channels.Also, always say a call to action!