I primarily buy/hold, but when I do my numbers before I buy, I also have to see a working "escape" route whereby if things start falling apart, I can at least recover what I have into the property and walk away with my shirt on.  

Some HMLs lend on the value of the property and some on the credit and finances of the borrower, as well, so it's good to have relationships with both if you go the hard money route. 

I think most investors take the wrong route by viewing these people as enemies to be avoided at all costs.

Another route is to find a title company that will issue an owner's title policy on a property with a quit claim title. 

I am pretty sure I could write a bullet proof lease but again I am going this route. 

I am looking for advice on whether I should spend the time and money to attend grad school and get a formal education on R.E.I. or go the self-educated route and learn from experience.

The tenant can also, if they choose, set up direct deposit from an employer using the routing number on the deposit slip.

I like that scenario a lot for younger investors who are starting out who don't mind living next to their tenants ( tenant does not need to know you own it if you wish to go that route) max leverage and quickest way to multiple doors

We decided the best way to build capitol and get skin in the game is by by going the wholesaling route.

remind them who they work for - I been down this route many years ago - now as a seasoned investor - learn what to tell them - to get what you want - in the beginning, I took many names - and wrote many letters to their superiors - not trying to be a jerk!!