We feel real estate can get be a great tool that will help us accomplish our goals.

(Certain deductions can be added back in on a negative net rental situation just as an FYI)  STR's are a good tool as any rental situation with income!

focused on that booming business of hers (hey, and power to her btw), a new real estate venture represents risk that she has no incentive to take on (she can ALREADY put $ to work earning 50%!)

If you haven’t been to it already, the Bigger Pockets blog features links to their fantastic podcast and many great articles: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

The site has quite a few tools that can be helpful for new members.

It should be noted that any outlets powered by this wiring are going to be ungrounded, including three-prong outlets.

My current move is take cash out against a property I own outright so I have buying power hunting for my 3rd this Fall.    

If you elect not to use your own realtor, or have your own representation as a buyers representative, then remember - the seller's agent represents what is in the best interest of the seller; they have a duty to you to be honest and ethical, but the fiduciary duty is to the seller.Since the seller pays the commission, there is absolutely no reason not to use a realtor; you can still hire a real estate attorney, but in terms of having more negotiating power, it won't be an advantage that I can see in your situation.Where are you from? 

I have all the tools.

Lastly, as an agent you have tools and resources to add value to current property owners and investors.