@Michinori Kaneko I agree with @Matt K. most of my friends easily afford $2,000/ month rent/mortgage payments but they also drive new cars every other year, buy new expensive clothes every time the wind blows, and go out to $200 dinners regularly.

As I deal with strong interest from serious cash buyers my problem is finding a competent Investor Friendly Attorney that I can work with for this deal that commands 20%+ Rental Cap Rates for the lucky End Buyer. 

Networking and friends

I have an excellent group of friends up here and often come across some great deals.

It's shocking how so many of our physician friends skipper basic arithmetic... lol. 

Family and friends will not lend that to me ( as they are not into RE and dont think of this as an investment) What other creative ways to get the 30k? 

After about a half a year of doing research and continually learning, I have come across a property (duplex) that was recommended to me by a friend that lives there.

I have a great agent and a great friend who's experienced and very willing to give advice but damn, I'm a little shaky about the whole thing. 

I've had multiple friends recommend Home Bank.  

My friend would do the project management for the reno, subdivide and sell.