If you know of a better strategy for a beginning investor who has time and energy (but not so much cash) please let me know!

I know how to provide value, but where so I focus my time and energy?

I currently use HomeSmart by Xcel Energy on my Minnesota SFH rental, and I like their service.

Before you go start spending money and energy on forming an LLC, formulate what you want to achieve with the LLC as business structure and also what are your RE investing goals are.

More information will be verified (tenants asked to sign a paper verifying the facts of their lease) and expenses verified (copies of the energy bills and service contracts shared with the buyer.)  

Once you start working, there will be shortage of time and energy.

I am sick and tired of wasting my time, energy, and money chasing this false promise of "0 down investing!"

If you want an off market deal at wholesale prices,you'll have to put in the time, energy and money it takes to market and find one.

At some point you are going to have to decide that this is the one that you are going to start with.The other option is to walk away and quit putting all this psychological energy into it.

dealing with the water dept is draining all my energies.