Before I left, I gave her a $20 Panera gift card for being so wonderful thus far.I feel like this is a very good relationship to have and even if a deal falls through, I can keep facilitating my relationship with her and the park. 

To do a tub, he charges $275, and to do tub surround tiles, and the tub, $475.

You need to find out what fees are involved in the transfer as some developments charge high transfer fees.

I put my phone # and Website on my post cards.

I'll will be the one doing the house hunting and putting money down and he would be in charge of rehab.  

You can send out mailer post cards to neighborhoods where you would like to take on buyers and sellers.Some agents go door knocking for business.Your brokerage whomever you go with should be able to offer you some advice on how to get started. 

NO communicating with you, keep proceeds of rent, poor tenant management.....drinking, drugs........ over charging?

Do the numbers still make sense if you had to charge 10 or 20% less for rent?  

And collect business cards of all the players in your area?

I have a group that meets monthly(my profile has details), there is another group that meets monthly, there are 2 real good BIG groups that charge $140+ per year but are great for networking.Start meeting people, learning, business cards and let everyone know that you are looking for properties to purchase.