Robbie, Local to you CPA/PFS in Bryn Mawr we should talk shop and of course check BP Tax Finder and posts lots of great practitioners on BP.  

I didn't know where to start or where to look or whom to turn to I was lost with no one to turn to and they were the first ones to give me a false hope of support, before I found this company of course I couldn't get no kind of support from anyone, but I am realizing now that you are completely correct and they're not going to help me in any sort of way and I need to move on to try and find another way of getting some kind of support in my choice of doing this but thank you for your honest opinion and if you have any other suggestions or anything you think might help me on my journey I'd be happy to listen.

Of course if I would of kept the property it would be doing amazing now.We have gone back and forth regarding opportunity cost.  

Check with your 401(k)/IRA custodian of course. 

Add up all your bills monthly on your credit report- mortgage, taxes, insurance, auto loans, student loan balances X 1%, any other debts  and multiply that total X 12 = the amount of savings you need.IF you decide to get mortgages keep your income total to 36% of every single debt.

we can give you credit back for business miles on your car. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

I would build relationship with mortgage brokers, bankers, credit union loan officers for the traditional stuff. 

This of course would need to somewhere like the Dayton Market as my available cash is around $150k.

what are your thoughts on the Ryan's investor course ?