The gym membership sounds like a good Idea . 

Well if you have a contract they are not living up to, then you need to serve them.

It seems like it's something people do on the regular, and the lender doesn't usually trigger the due on sale clause. 

And our entitlement funding and lot flipping funding is doing very well for us..

Things are going well with this property which has sparked this desire to seriously pursue Real Estate Investing as a full-time business!

Know that your job is to manage the manager, and as @Michael Smythe alluded to, if you don't know what or how they are managing, you can't manage how well they are doing.

As someone who moved from another state as well, I can relate to wanting all 4 seasons! 

I'd have to invest around $5,000 in new windows and some other capital, improvements like bathroom improvements, paint and texture.

Same goes for DSCR loans - even if theyre not on your credit report, if you PG'd the loan (which is almost always the case), it will be included unless there is a justification to exclude it (such as it's been paid by your entity for at least 12 months and is included in a business cashflow analysis).If you're finding good deals and have cash for downpayments, but are hitting DTI roadblocks to acquire more properties, then DSCR loans are likely the answer.

It did pretty well this summer as far as generating revenue.