I've been listening to BP podcasts and reading real estate books every day since that day.The genesis of my motivation to learn about real estate is to find a smarter way to utilize my excess capital to generate passive income.

I would look for the actual statutes posted on the individual state websites if they are available.

I have came across a couple of stragetys of getting motivated sellers and will soon be implementing them.

Consider BAH rates and lean towards the rentable 3/2 if possible.You can learn a lot prowling the forums, read everything, analyze deals (I have run about 50 now and I feel I’ve learned the most from this), listen to podcasts for motivation, attend webinars, and ask questions.

Plus, there is a pretty good chance that a smaller complex is owned by individuals who might finance the complex for you. 

Have you investigated the FHA 203k loan product?

"nothing productive takes place in a mancave" NO IDEA where she gets that from!

I also say you need to look at the reports you have that will tell you if each individual property is in the black and which ones are in the red. 

The VA Reno Loan is a good product but involves tons of paperwork. 

It has really changed my outlook on real estate investing and given me that extra motivation and reassurance I think is needed to make that first leap.Andres