I realized that the game isn't as easy as it sounds in the beginning.  

@Ryan Dossey I would recommend getting you license at your local real estate school because this allows you to network and that's the name of the game.

I have used this tactic many times and it works - all part of the negotiating game.

You can even play the credit card cash advance game to get a quick $5,000 to $10,000 or so for a 3% transaction fee as long as you pay it off in the 12-18 months no interest period.

I did A/C work for 3 years and now that I am in the rental game it helps me out a lot because I can do most of the work myself and I always know when an A/C tech is BS'ing me...This is just my experience, others may have  different stories but this is based off what I have seen in the field...

I gotta agree with @Mike H. that your numbers are solid, and I think you're very smart not to get too caught up in the LTV game.  

Its a game changer and room rentals are in demand

If you still want to do the fixup kind of work hire yourself out as a handyman for a landlord or another flipper and learn the ropes from the inside with no skin in the game.

The internet changed the game.

I find this weeds out weaker candidates with low to no motivation.100% talk good game but only 10% have action behind the words.Just wanted thoughts on others who have full time assistants or secretaries work for them and how it turned out for you??