Here were the keys:  1) Got tenant to agree the damage was due to his negligence and he signed a statement to that effect.  2) Got him to sign a Promissory Note (found it online for Oklahoma and simply copied/pasted) saying he would pay the full balance due by minimum of $200 payment per month due same date as normal rent. 

I on the other hand do not think it is fair for someone who has been foreclosed on to simply find a loophole and say they never had a face to face conversation with the bank to rectify their mortgage.

In your case here it sounds like you do; then it simply becomes a cash-out refinance of your primary.

Quick definitions:- Mother-in-law: simply means the basement of a home has a kitchen, separate entrance, and a dividing door or something like that- Accessory Dwelling Unit: means the city has approved the ability of the owner-occupant to rent out a portion of their home.  

I’ve heard many times that most people are going to need to partner with somebody that actually does have some cash and simply do a Joint Venture Agreement.

You can modify them (to an extent) to fit your needs and branding and then you don't have to take the time designing or maintaining your own site. 

It was such a pain I decided to simply use floating LVT going forward.

@Kash Jawed If you are a cash buyer you will have some luck getting one, If you are not well very difficult to get a great deal Much to much competition and there is simply no inventory .

I would love to either work with other investors or simply get a few helpful tips.

If I were you, I'd look to simply refinance the equity you need out of your home, and then focus on the BRRR strategy.