As Dmitriy mentioned, a solo 401k is the ultimate retirement tool, it allows you complete freedom for investing with minimal fees, and complete control.

I know I threw out there too many questions, but I'm lost and a little desperate.

Then we lost our umbrella policy thanks to our teenagers who decided to total a few vehicles within a short time frame.  

@Doel Gonzalez One of my clients just lost a bid for a house in Amberly.

I kind of fell into this situation that I wanted but I didn't take control as I should have early on.

I've learned from my mistakes and even lost a little money on some deals.

(It would require a hell of a lot more low voltage wiring and BMS points)You mention that you have 6 "zones" controlled by thermostats, which doesn't technically mean you have 6 units.

lets say over the course of 10 years you lost your job and you cant afford what the payments have ballooned to after the interest only payments ceased. 

I feel like if you don't evaluate the property within a few days and make an offer you've lost it; especially the homepath properties.I was talking with my father's fiance who is a real estate agent for Caldwell Banker and she was saying that they are waiting until after Easter when the snow is melted to start listing some of their portfolio, although she sells in a higher price point market where homes go for between $700,000 and $1,500,000.  

There is an incredible morass of regulations and laws controlling consumer residential lending that you may not want to get yourself involved with.