the available inventory went to almost non-existent and the turnkey companies that were there became pretty unreliable in my opinion.

Finally, if my property is in ny - will non local lenders do the deal? 

And Also when Marketing whether verbally and in writing And Also negotiating deals Would you have to disclose that you are an real estate agent and investor as well?

Any number of things can happen with the property, area, or your life circumstances that dictates a sale at a non-optimal time.

I would put each investment into it's own LLC with shares divided based on either $ amount input or just make him a non-voting member or less 50% owner of the shares so you can take charge.

No need worry fellow non contractors, J Scott also has a great book for estimating rehab costs. 

I evicted a non paying tenant in two weeks.  

Make sure that anything landlords promise you at the time of signing is in writing somewhere because, in general, whatever is written in the contract holds, anything else promised verbally, generally will not.Hope that helps!

Just got a letter from HOA wanting $250.00 for ONLY non resident owners.  

IMO, FICO scores are so generic that while you can filter out, you may also be throwing the baby out with the water - - missing tenants that are just recovering from messy lives.Before pulling a CR/BG report, I vet the previous landlords, employment and income, thus saving expense for a non-starter.Then, the CR (if you get a real one from Trans Union/Experion) will have all the accounts and their payment histories.