I'm reasonably successful at it, I would say.I spend a lot of money on Amazon but the most I ever spent for someone to tell me what to do in this business was $150 for a very popular three-day seminar.

Try a couple larger regional banks that lends in your area.

For larger repairs you can DIY and save tremendously.

Let me check on this with a developer.Hi, Mindy - did you ever get an answer to this? 

I am how ever going to try and set up “porch time” with off market sellers and be honest with them about my intentions and see where it gets me.

Tell her no to ever request now and going forward, make it clear she rented as is and she will not be permited now or in th efuture to change anything.

IE I went down to SF Bay ARea and did presentations to larger groups 300 at one time and presented all manner of investment property in the Portland market ..

In the 6 deals 2 are with larger firms and 4 are with a smaller firm.  

Find a way to put it on the ground or provide a larger opening for it.

Doesn't necessarily have to be the best business plan ever, because it would be your passion, and you busted your butt the last 13 years to make this dream possible.