Lots of great people on BP some very experienced folks willing to share.. but they are not going to do it for you or spend hours explaining it to you verbatim like a paid coach will.If you don't have the money for coaching then by all means don't go into debt for it.

The other problem is we are currently doing a cash out refinance on the property and putting it on the market, would eliminate that.

This allows us to be able to support the mortgages till the rental income is able to cover the debt. 

It takes time to establish credit (3+ years) but once you can prove that your able to pay back debts the banks will want to lend you more and more; which means more opportunities in real estate.Here's a few rules you should keep in mind...1.

I started racing right out of high school, so no college degree which eliminates doctor/lawyer/cpa/dentist/stockbroker...

This eliminates flipping for most people.

Staring construction before obtaining ownership is a risk but if seller aware of the list of risk bellow and be able to eliminate those - Ye, why not.  

Just by dropping anyone with less than 50% equity (as best I can) eliminates a ton of tire kickers.

But, if you chose not to hold the property in your portfolio and to put it on the market and sell it for market value the scenario may look like this:  (Win-Win, he no longer has to deal with a property that he doesn't want and his debt will be erased sooner rather than later and you convert that 50-75k of equity into cash that you can use for your future deals). 

That in itself will possibly eliminate some.