And the elite Realtors that might have some angles to help you will want some type of agreement in place so that they get their reward guaranteed....

You can ask for disclosures and financials and all that from boards and HOA, but at the end of the day there's no guarantee you aren't going to get hit with one. 

Investment account looks like I get an average of 10% (not guaranteed)Just trying to determine what to focus on in the next few years.

CFRI.net I guarantee you will find people doing what you want and you can start a journey.

Where you clearly went wrong is you bought a home for $390k and after renovating it its worth $445k or best offer of $380k.Also realize you probably also signed a personal guarantee so any amounts owed they can come after you for, and if you have equity in your primary residence they could potentially foreclose on that (depending on what state it is).

It was $1k which is a lot of money to me.. but it came with a money back guarantee after 10 weeks of courses.  

In my market there is (I can almost guarantee) not a single rental that doesn't provide appliances...maybe washer/dryer...but in urban rentals no one is lugging a fridge/stove around.

A pre-penalty guarantee you keep it for a certain number of years?

Marketing Shift: I’ve noticed that Martel has altered his marketing strategy, moving away from advertising a guaranteed profit on the first deal to a guarantee of helping you buy your first property.

This adaptability has been essential to risk management and guaranteeing that my cash flow remains positive for the duration of the investment.