That could effect the tax status, zoning, and it would change any future financing. 

We both have jobs and me being self employed I can cut back on hours more easily.

I also have a 401k that I want to move into a self-managed account and potentially do some hard money loans with it.  

As a real estate agent, you are what you sell, so you have to brand your true unique self as you really are!

Fixing the self created, and self limiting problems is the most valuable, because these are the simplest problems, and the ones that will have most impact on your ability to help other people fix their problems.a good credit score is reference that you can properly manage resources, without it, it's hard to convince someone you have that skill.

I self manage my properties.

I haven't researched Victoria or Chase City at all so I can't speak to those.I am in the MBA at VCU and we just had a class on the economic environment in small towns across Virginia (South Boston and Emporia specifically were mentioned) having a terrible effect on the housing demand in those areas. 

As self employed folks, we generally end up with no doc type loans.

You can get this done for free as has been mentioned.I have few basic ways to look at it.As a self funded buy and hold rental investor, houses with known foundation problems can be great deals. 

I've been flipping homes to create capital infusions, but that is only meant to be in service of purchasing more rentals at a faster pace without having to wait for 20% down payments.I know the BRRRR method is another way to accomplish this, but I'm running into a conundrum.Here's my understanding, and I'd love for someone to educate me on how to do this a little more effectively...First, I am thankfully very bankable.