I'm only 21 y/o, but I'm working 2 jobs to try to save up as much as I can to get the ball rolling. 

I've made one offer that was outright rejected (it was a low-ball but I felt it was reasonable). 

@Aaron Rizzo I would refinance and keep the ball rolling.  

1) Clear and realistic guidelines for what they want & don't want (If you tell me find me a good deal, I don't know what that means to you)2) Decisive & Honest (Tell me specifically why you like or don't like a deal) 3) Professional ( treat everyone in the transaction respectfully, do what you you are going to do)4) Respectful of agents time ( don't ask me to shotgun low ball offers, or give me busy work with comps, that's an amateur move)5) Committed & ready to close ( If I meet your criteria & present pull the trigger & close)6) Generous (If I am rewarded for finding a great deal for you , if you start trying to be cheap & re-negotiate fees I'm out)

Your job as the Manager is to manage the relationship, not bend over backwards or curl up in a ball when tenants do what tenants do. 

It’s exciting to have the ball finally rolling after a couple years of being obsessed with everything real estate.

They also don’t have a network to fall back on if you stump them on an odd ball situation.  

You have to hit a few balls back and forth to get into the game.There are many other investment groups, some are very good.

The court noted that “[a]lthough [the attorney] reviewed the prepared deeds and title searches, he had no involvement in the day-to-day operations of [the company], and he exercised no supervisory authority over the nonlawyer member” (Garas, 65 A.D.3d at 165).Contrary to the attorney's argument that the company's services consisted mainly of clerical functions, the court concluded that “[t]he services at issue here . . . were routinely performed, were of the character usually performed by lawyers, and were performed pursuant to a contract that required an admitted attorney as a necessary presence.”It may be that a non-attorney third party cannot conduct a closing without committing the unauthorized practice of law but if you're doing a "kitchen closing" where it's just you and the seller, it may be ok. 

Assuming this has a snow ball in hell's chance of ever becoming law, investors will find a way around it.