You also mentioned write offs, I am not sure how this factors in specifically and wonder if you could speak to that, as well as how much I will pay in taxes for rent collection.

He bought a new truck and didn’t pay his crew.I was able to get about even in terms of his work completed and pay and threw him off the job.

Good luck, I think I’m about to ride off into the sunset wearing a cowboy hat to find me a ranch somewhere!!

I would do vinegar based abatement, wash off then 3 coats of primer by Kilz, primer is just...primer.

Or if you can get a 0% interest credit card to purchase materials - I've had to do that in the past and put 70k on two credit cards :-/ Then when the bank finally came through I paid off the CCs. 

If you are a buyer looking to buy off the MLS, why wouldn't you get a Buyer's agent.

Realistically, I plan to just list the opportunities/shop the opportunities to my sphere, pay my debt off, and eventually be in better shape to do another round.  

When you pay more for the house, you will never get a discount on that.The bottom lines is that you end up much better off buying at lower price, higher interest and refinancing when interest rates go down.

You can always start off on house hacking a multifamily in MI 1-4 units with min 5% down or 3.5% down for FHA.

I'm looking to build my reputation here in Texas as someone who is trustworthy & can find great deals both on & off-market.