Many larger private/hard money lenders get their money now from Wall Street, insurance companies, and other sources of capital that are virtually unlimited.

There are so many virtual meet-ups that you can find one that fits your needs.

Likewise, in many 3000sqft houses there are 300+ sqft of hallways.A lot of older Sears Craftsman style homes have virtually no hallways.

Also a learning curve but virtually no sanding. 

It's virtually inconceivable rates will go anywhere near the 15-18% they hit in the early 80's since it would destroy the economy (housing is a much bigger part of the economy than it was 40 years ago).

I go to a casino on Monday and roll the dice with no success.

@Jeff Neikrie Nice to virtually meet you. 

(at the top of the website)You can also check out the tax forums and see if any one who is active on the website would be a good fit- most REI tax pros work with clients virtually. 

@Anthony Turco@Bruce Woodruff and I will do it virtually.

Rents are coming up fast so 3years could only be a year if you can raise rents.We have virtually no ADUs in DFW area.