That's why I am calling it a hybrid that follows a model I am currently applying in my consulting company: I call it the expert model where each part and service is provided by experts under a common umbrella that describes common goals.I have not heard about the Howry test but will explore.

BTW 1031 Exchanges don't seem to be recognised in the UK (according to the advice I got).If you do find a good accountant you may want to explore how the taxes work for your domicile status.

You should make sure your contracts have the basics in them at least.

I like digging around and research, so I've been exploring ways to make money at it. 

A more cynical view might suggest that the agent wants to secure the highest commission possible, so they either pooh-pooh any "low" offers to the seller, or simply (as in your case) don't submit them at all.I remember hearing that one investor, whenever submitting low offers, includes that "buyer reserves the right to present offer in person."

Start exploring and researching your target market and continue saving.  

But as you said, new tech allows you to auto set them at 7pm or 8pm and turn them on at 6am.

I would like to explore Multi-Family properties from $50-200K and purchase 1-2 properties a year (more when things begin to pick up!).

I would like to explore Multi-Family properties from $50-150K and purchase 1-2 properties a year (more when things begin to pick up!).

A 2nd "vote" for looking outside California (from a former CA investor) really makes me want to explore that option further.