Out of curiosity- if you have money for a down payment, make a decent W2 income, and have only two mortgages, why are you shopping for a portfolio lender? 

I spent $18 at the dollar store to get:100 envelopes - about 50 baby blue ones and 50 yellow - actually baby invitations envelopes but...shopped at Office Max didn't find anything.Then I got 100 stamps - my mailing targets 65+CelebrateSome FlowersBatman!

Before you know it, they're buying a brand new car, going on shopping sprees, eating/drinking out a lot, and generally just enjoying the feeling of being so "wealthy" from that new job.

I have one plus a non-contact voltage tester in the glove box of each vehicle (you just never know when you might need it) and, naturally, in my tool bag along with the multi-meter. 

Have you noticed how many stores are going out of business due to online shopping?

PGI used to be great, but now I am stuck holding the bag to figure out how to transfer an existing 401k plan as well as deal with an angry ex that doesn't have her money.

As HML goes we are a small shop that carved a niche in a very particular sector of the market that I identified as under served so we stepped right in.for many investors though a nice 9% note for say 5 years that has 60 on time payments .. those will out perform the 12% short term because of the lack of drag.. we do a million a month of that paper.

I just finished doing due diligence on a split use building in Seattle (hair salon + clothing shop at street level + 7 apartments above).

It's a mixed bag here, i.e.,  older homes, trailers, larger homes. 

There are two basic kinds of single family places most investor seek:- Newer nicer in good neighborhoods with good schools, convenient travel to work, and plentiful shopping.