Another item to consider: if your contractor can't afford gas to come do a bid, he may lack liquidity and cash to perform his services without coming to you with his hand out. 

IMHO any contractor that doesnt  have a signed contract detailing the full scope of work to be performed , and earnest money from the customer , is setting themselves up fpr failure .

How do you separate tasks?

If you have recently purchased a property using a 1031 Exchange and the property isn't performing as you had hoped, you can more than likely sell it today and qualify for a 1031 exchange.

Traditional and Roth IRA accounts do not allow you to perform that with those accounts. 

You cheerfully perform all tasks, proactively look for ways to help, and passionately learn as you go.  

@Michael Haynes who in their right mind would invest in mutual funds that have high performing fees and fail to be the market over any sustained period of time.

The options I see are: (1) buying cheap and eventually finding portfolio lending once I hit 10 loans, (2) buy more expensive properties but make sure to always hit my desired COC percent, 1031 when necessary, and hope to find 10 high performing properties that cash flow at ~$6,500/month, (3) sell the bulk of my assets and find an apartment building once I've gotten enough equity/experience to qualify for a commercial loan.

If so, in section #8 where it says Failure to Perform, you would be entitled to the holding deposit if you explained to the tenant it would take 30 days to be approved by the HOA and they withdrew or terminated early.

I would take your $10,000 and buy into a syndicated deal or invest in performing notes through a broker here on BP just as a way to get return and build up what you have.