What I brought to the table was my ability to find and negotiate deals that netted around $75,000 after renovation and realtor expenses.

If you are marketing your deals publicly and many agents and brokers see what you're doing and you harm then in any way, you can expect a complaint to be filed and attention brought to you situation.Get a license, it's annoying but 3 weeks of time and a couple grand will save you tons of headaches and unnecessary stress.  

I spent $35 on a few trips to the county dump to drop off trash, $10 on lunch yesterday (brought my lunch today), $15 bucks for garbage bags, bleach and a six pack of beer (gotta stay focused).

In our present political environment, it's an unlikely prospect - our federal government brought in legislation a few years ago allowing companies to bring in "temporary foreign workers" and pay them less than the standard wage for the industry in which they are working.The $15/hr proposal sounds like a similar idea to a living wage.

You bring on help because you either need to (you're too big for what you have) or because you want to scale... sounds like you brought on the help but forgot to scale.You've freed up some of the tedious work so now you can spend more time on the phones or visiting houses... but doesn't sound like you're generating enough leads for that to consume your time... sounds like you need to ramp up your lead generation to get more calls!

When we brought our primary residence, we used:  http://www.bhargavalaw.com/practice.htmAmbar was responsive and helpful.  

How many long term CA investors who brought decent properties 15-20 years ago say they wish they brough cash flow homes in fly over states?  

We just covered this yesterday I believe on CAP rates, your rate will never be what the previous owner's was, even if you could evaluate with like kind properties.Actually, an annuity stream is or can be brought back from each payment period with reinvested amounts at a different rate within the IRR, but it's not in your calculator.

Notes: Investor bought it cheap and put $12-15K into it for upgrades, brought it to S8 reqs and it has a S8 tenant paying $750 per month.

@Tyrell Ferguson  @Scott Weaner I didn't notice that this was brought up yet.