We are in the process of a 1031 exchange on one of our properties but everything is so high right now it is tough to find anything larger in the area to roll the money into and still make an acceptable return. 

The numbers add up, wife is happy with the future rent roll. 

It was my parents' suggestion that I should profit off of them selling their houses that got the ball rolling again on "should I get my RE license" but I didn't know if it'd be worth it (and to what degree) if in a year's time, I barely recouped the financial investment I made into just getting licensed/registered as an REA through the commissions of the houses, not including the time invested studying/testing/away from work and play.I know on the podcasts Josh jokes about Detroit, and seeing it first hand, I can see why as some of the pockets of the city are off-putting, but much like San Diego (from Oceanside all the way down to San Ysidro) there are surrounding areas that have piqued my interest, I just need to get boots on the ground once I'm there and see if these all pencil out. 

And keep that plan rolling forward to bigger and better properties. 

Typically a HM loan is done when a conventional lender wont and\or when the ARV allows you to roll in repair costs.

As you accumulate earnings, you may want to be able to roll forward into bigger and better deals - or more separate deals.  

I NOW understand that there are some high fees involved but as a new agent, I think it would be best to roll with a company that provides training.

They educate investors on the process of self-directed investing or assist in setting up single-member LLCs for either “check-book control” or to purchase a franchise or ROBS (Roll-Over Business Startup).

@Dean Meier My 3rd party PMC uses AppFolio and it does not work for my accounting needs (lender reporting, T12s, rent rolls, aggregated company reporting, metrics, budget comparison)...it's for management, not accounting.  

Alternately you can get a floor AC that you can roll around but if it stays cool maybe you don't even need it.