We are now suing them in TX small claims court as the security deposit was not enough to cover the 2 - 3 months rent after they trashed the house. 

Hi Melissa - Yes, I saw these and I’m leaning towards https://learntitlesearching.comthe content creator is on YouTube there’s  ‘about’ page contact info, phone, email etc.The other class might be fine~ but site is missing ‘about’ info, no contact no name, no phone no number no email- not clear who they are.ALTA is specialized/ costly (I’m requesting  some  cost covered by a job training program) so far I took a few quick low cost basic classes here: Understanding title reports , Basics of Title reports and escrow from online edhttps://www.onlineed.com/catalog?

If you’re considering leveraging hard money lending (HML) for this flip, it could be a strong alternative to traditional financing—especially since HML is quicker to secure and designed for investors aiming to flip properties fast.With HML, you’re typically looking at covering a significant portion of both purchase price and rehab costs, which keeps more of your cash free for other expenses or emergencies.

Recommend having an attorney review it to confirm.If the PMA has legally expired, then the PMC is in the wrong - although they may still have claims for covering the legal expenses.

Interesting that this seems to cover all property zoned residential, with no apparent carve out for a transaction of residential property between two investors.  

I also want to clarify that I do still keep a decent amount of cash - just not enough to cover every single property roof at the same time if that ever happened for some reason. 

Before you close, can the rent from your buddy and the midterm tenant cover your mortgage, taxes, insurance, plus a bit extra?

So, if you bought  a house for $300k and wanted to sell it 2 years later you would need to sell it for something like $600k to break even and cover that HUGE mortgage interest penalty.

@Dustin Horner 10 units probably won't even cover PT.Unless you plan to scale to 50+ units, you're probably better off hiring a PMC.

I would recommend finding a way to continue to practice in some capacity, at the very least to cover living expenses.