I looked up potential solutions - cheaper than eviction, maybe provide your tenant with some of these "sploofs":"To mask the smell, many people construct what is known as a 'sploof' – a simple device through which the smoke is blown in an effort to mask its smell with other smells.

Fundamentally the pay-off is lower and not worth the extra effort to do these types of loans. - Cash-out refi seasoning requirements will vary, from as low as 3 months to sometimes much higher, 6, 9, or even 12 months [so if you buy with cash and plan to refi, you should have the flexibility to have your capital tied up or a plan in place prior].- I advocate working with local lenders to the market you'll be buying/investing in, but in the long-run a relationship is going to be more important than the locality so working with someone who can lend in multiple states (or all 50!)

Everyone says they are available to mentor me in the field, but no one has actually put forth the effort to mentor me.

- So I think this is not a deal, but when should I put efforts and change the numbers so it will be a deal and when should I say "it doesn't worth my time"?

Once you do this, tenants quit trying to use minor maintenance issues in a futile effort "excuse" in their own mind their own poor rent performance because then they have to deal with you more not less.

I was able to locate the owner information (lots of research and work there, but I don't mind putting in the effort)  Where I need help is my pitch on the phone. 

If you get a deal that has 50K in profits, ALL your buyers that would be happy with 25K in profit will jump on this, so nothing lost removing those greedy unrealistic ones.Secondly, if you sign a contract with 50K+ in profit, get a hard money loan and do the deal yourself.So now moving on...Once you have a solid ARV, and a COR, and the average profit your buyers are looking for.. re-evaluate the offer made on the contract and see if the work needed and effort involved to fix up the house is worth the profit.If the house has structural damage you can expect the buyer taking up more risk and they want a higher profit.

I then may need separate personal and business umbrella liability.The argument isn't that LLC hurt you, just that they cost money to setup and maintain through yearly filings and extra accounting effort. 

Like I said,we are just getting started and trying to be creative in our efforts. 

It will take time, effort, and Sales to qualify as a Broker.