Having debt is a great strategy in an inflationary time, as we pay off the debt with future devalued dollars.

I did incorporate.Are there lenders that might offer a lower interest rate without charging thousands of dollars or am I stuck until I have 2 years of 1099 income?

Closing costs can be thousands of dollars, and you may need to foot the bill for inspections, home repairs, or even fun things, like new furniture.

Ha  I will at least dig deeper into the financials of not allowing them to renew and instead making whatever repairs are needed which will allow me to rent for top dollar market rent to a new tenant. 

This is not an agreement to make when one of you decides to leave what is now a 10 million dollar company.

I have been consistently making calls for the last few weeks to residences I have found while driving for dollars.

Hopefully your added property/sales tax dollars outweighs the publicview point.

.#3 Contact Local Contractors for Labor Pricing / Hire a GC to ConsultCall local Subcontractors and get budget pricing for common repairs on your typical rehab project.For example, call a roofer and ask what their average cost per Square of Architectural Asphalt Shingle Roofing would be on a 1,500 sf house, with a 6/12 pitch.Note: Some contractors will be reluctant to share pricing without seeing the property, but tell them you are just looking for a rough budget number you can use on future projects.You can also pay a General Contractor a consulting fee of a couple of hundred dollars (per house) to walkthrough a few properties with you and provide a detailed estimate of prices that you can use as your 'menu for future projects.#4 Compile Your Prices into a Spreadsheet or Estimating SoftwareOnce you start to get a better understanding of Labor and Material costs you will want to store this data into a spreadsheet or software that you can use to help you streamline the estimating process.The Book on Estimating Rehab Costs comes with a spreadsheet that you can use to help you populate your own database of labor pricing and material pricing.

Door knock, drive for dollars and then cold call (you'll still have to pay for skip tracing).

Whatever you choose to do, mailers, cold calling, drive for dollars, just know that most people try it, don't have instant success, and then quit.