Just cut out some extra energy drinks, too.

I am beginning to lose the knee-jerk aversion I've held towards Gary but whether or not we invest there depends 110% on finding a reliable PM.

I have been doing several rehabs in the south jersey area and have been through several general contractors and can't seem to find someone who is a good fit that is investor friendly and reliable.

That may actually be to your advantage however, as the more you put down, the less reliable income you need to show a bank (lower mortgage balance).

Now re read that message, and tell me it is not filled with energy advice and teachings, while I try my best to make the mood  lighter, to make it not so boring and serious and depressing.

In reality total comp is actually much higher but not always reliable (cyclical).I'm not comparing myself to RE Agents, or in reality the top 1% of RE agents.

I have reliable people that I work with on my SFH rental to get those rent ready.

This way other peoples action's/decision's are legally attached to the operating company rather than the asset that you invested so much time/money/energy into. 

Is there any other reliable source to purchase a note with some kind of warranty?

Minisplits have become pretty popular due to their energy efficiency & price point plus the fact that you can control temperature in each room.