Basically we are looking to reduce our risk and if it defaults understand we would be coming after everything and anything.

Delinquent loans under 120 days, are not public information for anyone.

I rented out the house I lived in (in nice suburb with low crime and great schools) - this Class A property is doing well 5 years rented so far, but the property tax increases are reducing my cash flow.  

They must publicly auction the property and sell it to the highest bidder. 

No big, national, publicly traded banks will do this loan type.

This is helpful and I'll need to do more research into a couple more firms to reduce the costs.

Probate records are public.

So raising the cost of a load could possibly tank demand, thereby reducing income.  

Other than reduced bonus depreciation (if you're using that strategy), without any tax law changes, rates will be largely the same for 2025 as 2024, so you may not lose much by delaying receipt of the bonus by a month or two. 

I would forget about growing the portfolio and generational wealth until your husband finds a job and you reduce your credit card debt.Credit card debt has interest rates above 20%, there is a strong case that your rentals are not generating a 20% return.