Getting licensed gave me the ability to learn the industry more rapidly and has become a very valuable tool in my toolbox.

Could be a really helpful tool for you to underwrite creative deals!

Just lost my coach after a year and am looking for my next guidance tool.

Leverage is a great tool as well.

When I use the STR estimate tool here on BP I get the units bringing in somewhere around $45k each per year. 

My business expenses (QuickBooks, CRM, etc) are around $700/mo.I need to step back and re-asses what I'm doing and how to go forward from here.

Currently I use REI Blackbook as my CRM and have been doing direct mail for marketing using print genie. 

A real estate attorney can help you understand your rights and responsibilities as a buyer or seller and can assist with the negotiation and drafting of the agreement.Overall, seller financing can be a useful tool for real estate investors, but it is important to carefully consider the risks and benefits and to seek professional guidance as needed.

While tools like AirDNA can be a useful resource for understanding the local vacation rental market, it's important to remember that they are based on estimates and may not always be completely accurate.

If you do not have an appraisal on hand with market rent, I would use Zillow, rentometer, deal check, even biggerpockets has a rent tool as well - good luck!