I didn't have enough space in the Title:Novations where the investor uses a Limited Listing that puts them as the primary contact for scheduling showings, receiving/accepting offers and negotiating are brokering without a license.Novations where the investor actually hires a real estate broker to handle the aforementioned for the seller are not included. 

Is this a Rehab deal or a cash flowing property?

This is the reality of the market now...

I also kept my first home and it is paid off now and worth approximately $150k, with current renters. 

There is a great group of members on here to connect with.

I was considering having a lawyer draw up a baseline loan doc and make tweaks to it on a per loan basis.

You can probably try this yourself with a letter or maybe even a phone call.If that doesn't work pay an attorney $400 to write a letter. 

A little over 15 years ago, in the late spring of 2009, I was a brand spanking new real estate agent coming off of a miserably failed real estate investment venture.

In order for you to make a good decision to stay in real estate and do a 1031 if selling that AZ property is warranted.And at the end of the day there is the crystal ball factor :)

It is a bit of a different animal.