I've spent a lot of time & money over the past 6-8 months trying to educate myself-got my real estate license and have been reading & webinaring myself to the point of exhaustion.  

Alex,  what I've found in Charlotte recently is too many single family homes are bid up by eager home buyers making it exhausting to find anything with decent roi. 90 mile radius, you still get good renters out that far or are you just flipping? 

Work hard, bust your ***, and when you get exhausted, KEEP GOING. 

And I will definitely check out the Boron book - I feel like I've kind of exhausted my library's offerings, and I'm looking for some new material.

I can show you how an Option ARM makes you MORE money than an interest only or amortized once you figure the compounding interest of investing it.

It's exhausting and you can blow 45-70k in renovations, carrying charges in six months easy -- before your FBSO sign or "FOR RENT" sign goes up.

Because there is a lot of case law routinely piercing single member LLCs as nothing more than an alter-ego entity.

So if the seller is asking $200,000 and the property is worth $100,000, than an offer of $90,000 is not a lowball, it is realistic (of course the seller may not see it that way).

If managers and execs dont reply back to me I will definitely try out the recruiters and exhaust every option possible. 

If you have exhausted your attempts with that loan product; I would then try local banks.