(especially for making it through this long post)

ProForma showing the spread and the deal and offer equity share and how the ROI will work: payout.I put together deals in an email so all the investor does is click, see, and then decide to take action or not.Follow up is IMPORTANT. 

You would be operating a single member LLC and presumably opt to treat that entity as a disregarded entity which will be a pass through to your personal return.

Both working okay/fine paying jobs, both worked through school so no student debt, driving old cars so no car payments

We are currently fighting to get that money back through our credit card.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I figured those colors would pop from fall, winter, spring and through the summer.  

To you folks that are paying gurus to learn lending, make sure 1) they actually have a formal credit/lending background and 2) make sure they went through at least the last major crash of 2007-2009 and lived to tell about it.

Overall, I think the corporate life is not for me and I will be putting in the work to build my desired financial freedom through real estate.

An example of a reason to talk to them might be "Cash For Keys", to offer them a chunk of cash to leave instead of going through the eviction process.