Of course, that sort of price tag that he pulled out of the air is not logical and just shows me that I cannot be trusting with people without a firm price on all projects. 

Now we are getting started in Birmingham AL (my mom's birthplace) and are excited to branch out to select areas in the South over the next few years.I am starting off with flips, but will transition soon to rentals using a BRRR strategy.

Based on what you wrote here, I think the lesson should have been to not chase a specific number of properties, rather chase a specific number of dollars.The lesson was to build some sort of active income within real estate through lending, which I'm currently doing, rather than chasing ownership of rental properties. 

Additionally, they test to determine what sort of mold/s are present, so as to determine toxicity.  

The best way to have a reliable tenant in your property is to:Buy a property that attracts a tenant segment with a high concentration of reliable people.Work with a property manager who can consistently select reliable tenants.

If you want to lend long term debt, you don’t want to compete and be the cheapest on the block (that’s a race to the bottom), you want to lend on stuff that nobody else (or a select few) will lend on and charge a premium for it.

Depending on the state he will likely not have any sort of case at this time.

Sort of like a fishing village, but great beaches, parks, etc. 

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Maybe they could do some sort of private reverse mortgage?