I have two phones, one for business and one for personal.

When my business partner and I were still flipping we bought a couple through Auction.com and we always used a private money lender to fund those and our other flips. 

Hard part with business is separating your emotions from it.

They eventually sold their business to another company and things were fine after that.All the others were easy.If you are going to switch, you might want to try that after a resident moves out.  

Admittedly, I am not one that typically finds paid mentorship very valuable, but I also respect that my degree is in business with a focus on real estate, and my first job out of college was in real estate (so it is a little hard for me to take my 20 yrs of knowledge and rewind it to try to view mentors from a completely fresh lens).A couple points: I view mentors, especially these expensive ones as a catch-22. 

I purchase the land from a local jeweler who I tracked down at his business and asked he was interested in selling.

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

I typically don't comment on other's businesses unless I know from personal experience.

Self management works if you are local and can separate emotion from business.

I'm sure there's other stuff you'll want to factor in - what businesses are moving to and from each areas.