Step #1 is figuring out what your game plan is, and where to invest is probably the most important part of the game plan.

We are in the buy fix and sell game a bit south of Cleveland, dont do rentals.  

@Jack Mitcham Welcome.A lot of Red Sox fans do this also: Go to games in Baltimore because it's cheaper;-)Good to see you're persistence in hanging on is paying off.

@Tim Carter, playing devils advocate is my favorite game :) .

@Brian Eastman- the only think insight still be unclear in is the second part, and I'm beginning to think I'm still confused abut it.  

I would rather my money work for me while I'm learning, than just sitting while I'm waiting to get in the game. 

If the area you live in is trending down and you want to be hands on, what is it that keeps you from moving?

It's like a chess game.

I will also throw in I am brand new and looking for whole sale properties and properties I can take subject to and rent out.

A properly structured contract would allow you to take over conttrol of the project without foreclosure by shifting the beneficial interest from the investor to you as project milestones are missed.I realize this suggestion comes a little late in the game for your current situation, so give CRR a call, but before the next time look into using a land contract.