TONS of resources here in the forums on working with private and hard money lenders, I would suggest using the search function and checking out some of the more popular threads in there in order to gain as much info as possible.

It’s close to where I want it to be but it’s functional to market standards and stays filled.

(there are more, I intentionally left out the rest, which are mostly related to sales)However it also states:(a)  Subdivision (b) of Section 10131 does not apply to (1) the manager of a hotel, motel, auto and trailer park, to the resident manager of an apartment building, apartment complex, or court, or to the employees of that manager, or (2) any person or entity, including a person employed by a real estate broker, who, on behalf of another or others, solicits or arranges, or accepts reservations or money, or both, for transient occupancies described in paragraphs (1) and (2) of subdivision (b) of Section 1940 of the Civil Code , in a dwelling unit in a common interest development, as defined in Section 4100 of the Civil Code , in a dwelling unit in an apartment building or complex, or in a single-family home, or (3) any person other than the resident manager or employees of that manager, performing the following functions, who is the employee of the property management firm retained to manage a residential apartment building or complex or court and who is performing under the supervision and control of a broker of record who is an employee of that property management firm or a salesperson licensed to the broker who meets certain minimum requirements as specified in a regulation issued by the commissioner:(A) Showing rental units and common areas to prospective tenants.

Copy the highlighted leads into a new excel worksheet and then use the remove duplicates function based on mailing address.  

We also want to wholesale then flip then buy rentals----we are trying to get a plan in place to be fully functional and running smoothly within next 5 yrs.

If there are in fact cracks, holes, mud and earthworms in your main line, then I would consider this an emergency situation.It's possible your main line functions for another 10 years.

The HELOC functions the same way as a checking account.

Once you have a short list, get an account with each one and run them through the wringer to see how they really function.

I THINK homeadvisor has a function where you put out a job and contractors bid on it (and you can accept or deny the bid)

Once you have a short list, get an account with each one and run them through the wringer to see how they really function.