I am looking for a SECURE, reasonably-priced (preferably free) site that allows prospective tenants to fill out an application online and then have the completed application emailed directly to me (or give me online access to the information)?

However, the more research I do, the more it seems that when you really need the funds, it is likely to come in some black swan event by which access to credit is limited. 

I am improving the kitchen and need your advise on the backsplash tiles.

What you should focus on is what improvements will allow you to raise the rents in the building?

Do some improvements to the properties and then increase the rents to make them cash flow.Stephanie

As you change jobs again, you will have access to another chunk from this current 401k and could then evaluate a self-directed IRA.

I work as a land use consultant...and have been on both sides of this for condemnation due to a new development as well the new development receiving condemnation for improvements.

You add any capital improvements you've made. 

If you are serious about REI, learn how to wholesale no matter what direction you will go into.With wholesale skills you will have access to amazing deals.

But it's the paperwork (the Lease Agreement, the Option Agreement, etc.) that will have the biggest impact on your success or lack thereof.Do not do lease-option unless you have received adequate training and have access to excellent documents.Since you are here in Georgia, I would strongly recommend you look at the training and documents offered by Dyches Boddiford.