I went to several investor groups but quickly became discouraged because most of them seemed like they were selling products.

I went to several investor groups but  quickly became discouraged because most of them seemed like they were selling products.

There are sheet type products as well. waterproof membrane:http://www.custombuildingproducts.com/products/surface-preparation/waterproofing-membranes-underlayments.aspx

Account Closed there are portfolio loan products that will qualify either based on the cash flow of a specific property or based on your assets.The "Cash Flow" type of product ignores all taxable income.  

No boss looking over my shoulder or calling me into the office to ask why production is down.  

That is a conventional lending rule (not an overlay) but you MIGHT be able to find a portfolio loan product that does differently.  

There is carpet there but a ton of other building products.

@Joe Splitrock   off to a new state they go  :)when I was running my HML shop I used an accurant product that was a fraud detection worked like a charm put in info they fill in on app.. if public records and utl bills don't jive you get a red flag back took about 60 seconds to compute. 

The DP3 product should cover this type of loss unless the policy specifically excludes it. 

I suspect in your hardwood territory you don't replantunless your in Pine   production forests like you see all over LA MS GA FLA