Demanding I sign a document saying the house is in better condition than it was when they moved in, etc. and I must do a walk through with him, and give him his 2K deposit back.

The more I am there the better things are. 

One option you could also consider is looking for off-market deals, this could eliminate the urgency and you'll most likely find better deals as well.

It's a much better, safer method of growth.

Even if you have to travel a couple of hours, you have a much better chance of finding someone.How to approach a mentorOnce you've found a likely candidate, it's time to reach out and ask.

Maybe an ARM would be better but you have the risk of them going up as well.)

We have come up with an operating agreement but upon research found that it's better to prepare operating agreement from an attorney.

I think the better question is, where do you have a disproportionate advantage. 

So I think RAD gives much better return if they can continue that trend. 

That surely will help me sleep better at night.