After almost 5 years in the game I have a tenant that has not paid, nor will give me an estimate on when they will have funds.

. :)To take your game to the next level, I think you need to do 3 things: Develop your ability to find deals OFF-MARKET (not just pre-market, from wholesalers or at an auction)Develop your ability to find private financing (not hard money)Develop your ability to find and negotiate seller financingTo find deals off-market, you're going to have to do your own marketing to generate leads.  

Scenario 2 buy 2 houses for 50k cash each (or one for 100k 4 for 25k etc)  pay out off pocket for my own rehab.... and again as long as my bank is happy with the numbers cash out finance and go do two more? 

It's going to be a really great event, and place for learning & networking so naturally I thought our Bigger Pockets family.Send me a Inbox msg and I'll get you a free invite and further details.Ps.

fciexchange and loan mls are 2 that come to mind i also see a few on bigger pockets marketplace try placing an ad http://www.fciexchange.com/my-loans-for-sale.php?

That said, I don't think it's a good fit for someone out of town (Denver or CA) with little knowledge of the area who are looking for a low cost entry into the real estate game.

When we were buying to live in the place before becoming an "investor" we were waiving the contingencies to compete with the all cash offers in the Seattle area.Bigger Pockets also has a book called Estimating Rehab Costs.

Our current game plan is to move in and do some minor updates if needed and then after a year move to a new house and rent the previous. 

Might be an entirely different ball game in terms of zoning if it's a different county$85/sqft build cost.

I'm not sure I've heard or seen anything going around bigger pockets about a photographer, but I would love to offer my services for anyone in need to help me build that portion of my other side business.Thanks!