@Steven TawreseyI just enjoyed reading that!

How are you enjoying using conventional loans mostly instead of HML or private money? 

That's another thing - you have to enjoy what you're doing! 

I too enjoy an outing to Home Depot/Lowes. 

Talking with a hard money lender may be a good idea, depending on which investment strategy you are thinking of pursuing.While I like podcasts and reading the BP forums, I've really enjoyed the books on the BP bookstore because I like to have a hard copy and they have up to date information/strategies.

You can look at past deals that they have done and see if they met all of their expected returns and if the investors enjoyed working with them.

No one has a crystal ball on what exactly the market will do but since you live in this house and do not enjoy it anymore then it seems you want to sell it.

My family can enjoy the cottage lake life while the equity is growing in our purchase.

Not sure if these numbers would work in your current area, but you probably want to own in an appealing area for other tech workers to ensure you're getting quality tenants as well as live in an area you like and enjoy yourself.

I value my work, I truly enjoy being there and the process of it.