The house has had the same tenant upstairs for 18 years, making it profitable, but she is there because moving would be a monumental task due to her mountains of possessions.

I would like to rent shared office space where I can hang my business and professional licenses that also offers a shared assistant that will provide admin tasks like answering my phone, accepting my mail, preparing written correspondence and etc.

I don't care to walk a grey line and risk anything w/ an IRS audit, but want to save as much $ as possible to throw back into more growth?

The town is in major growth mode with great schools. 

If you are a current investor, what are you seeing as far as market growth & demand?

And I am not seeing where you are assigning any value to your time, in doing the management tasks.  

Maybe entitled isn't always the right word, maybe it's a disconnect with reality and incompetence to do even the most basic tasks.

Don't bank on appreciation (it's not guaranteed).....cash flow is king.....to me at least at this moment in my company with my current growth goals.

Anyway, my real estate investing plan (as it exists today) is not focused on rapid growth, neither in terms of properties or wealth.  

Look where the growth is headed and if it is sustainable.