Would love to grab some coffee or a beer and share some knowledge.

Richard look up your local real estate investor association.If you go to work for a flipper to learn the business make sure you are not used and abused.Make sure they have completed a certain volume of deals and that they have the knowledge to give you.What investors do not want is to work with someone with no drive who wastes their time.If they will pay you a decent wage that is at least what you are making now or more,you hit it off from the start,etc. then you are on your way.Eventually you can partner with them on some deals when you save up some more cash and they will show you how to save and supplies and do quality repairs and upgrades in a fast manner.

Since this was apparently done with your knowledge, you are not going to be able to say it's not allowed at this point.It sounds as if you do not have a written agreement with the subtenants.

If you aren't knowledgable in construction make sure you use licensed subs, that are bonded.

In a dispute it will be assumed you have a superior knowledge over a non agent and it could be more easily construed that you took advantage of someone.

I have been impressed at the prompt, direct and knowledgeable team members.

Even if this is your first time in real estate investing, as a resident you will be quite knowledgeable of the good areas and the "low rent" districts.

Also, they must be knowledgable of the entire process of real estate listings, sales, title etc., and someone that works aggressively to find what you need.

I have a 6/3 in a desirable school district and I get good rent from large/combined families.

There are alot less agents working commercial and the knowledgeable ones set themselves apart.