Not knocking that stuff, I went the guru route for my education, but just know those sales are where the REIA makes its money.Sounds like yours was more of a full time pitch than a normal REIA, but as far as I know, they are all in the educational product business.

While some problems seemed to occur in groups, it was still easier to manage because there was always a significant portion of the business running normally.

Normally, do wholesalers give the seller a deposit?

We also check how things are going and if they are restoring the unit to move-in condition, minus normal wear and tear, within a reasonable amount of time, or if they are dragging their feet.

Non-premitted additions are very normal in GA.

Welcome to biggerpockets I know that feeling "  I am always on the hunt "Sometimes I wake up from sleep thinking :I have to locate the next best deal for a client or how could we get more cash flow properties as soon as possible.My latest nightmare dreams been “ how can we work smarter and not harder “.

I don't see how you can make the tenant liable for a portion of a repair cost resulting from normal wear and tear.  

but also if you find a realtor make a deal with them... " hey if i use you to buy X many house is there anyways i can get a rebate after so many" i am perfectly happy with the you scratch mine i scratch yours... ) Also you want your realtor to be someone you can go drink a beer with and have a normal conversation with.

Normally I wouldn't think about working with an HOA but all of the condo's are owned by investors so the HOA board is made of of investors rather than tenants.  

Normally, any and all retirement accounts are except from litigation if an individual gets sued, so all of my IRA/pension funds are protected.