I can tell this will be a fun forum.I am not too worried about the expense of the W/D in the grand scheme of things but it does sound like it is just another area to get abused.

I think I saved about 2 grand this way.

Hi, Does anyone have a trustworthy and fairly priced General contractor that can do most repairs? or a company I should ask for bids from locally? I Need, Flooring, Painting, General Repairs and then possible new kitc...

Can you find good opportunities for growth in say Carmel Indiana or north along the sand dunes somewhere or maybe up toward Grand Rapids? 

In other words, how much money are you looking to make in the grand scheme of things? 

Is The headache of managing that property worth the difference of 4-10% of 40 grand over the next few decades ? 

We got 60,000 miles for each card for spending a few grand a month, and we pay our insurance on all our units with it and any other expenses that occur.  

On a national front Grand Coast Capital. 

However, if you identify the problem and make sure you're not repeating it you may find that a 3k loss in the grand scheme of things is a fairly cheap education.I think the best thing to do might be to dump as much information into the post as you can.

YUP not going to get a HML to come in as mezz financing.. you need to put your time and effort into raising capital then go shop.. not that you can't find some seller that will give you a owner financed deal.. but its a lot of leg work finding that one seller that will do that.. it happens of course.. will you put in a year and thousand hours or hit one right off the bat. this broker is protecting his client like he should.. in the grand scheme of things your talking small money.. so it should not be too difficult to go find a 50k investor.. and yes most are all full of BS... not sure if these folks who are all hat and no cattle get a charge out of wasting folks time.. but its seems to be a pretty common theme.