And not being able to issue the deposit refund via Avail was the final straw for me.

Fortegra is non-admitted in California and that's likely causing the issue.

They were abandoned and needed significant work which wasn't a huge issue but in terms of HUD owned properties i heard there can be significant processing periods.

Assuming they are professional and skilled in the craft - alot of the issues you have faced, they will remediate and mitigate moving forward.

(other issue was a leaky toilet we took care of, at our expense).  

I tend to agree and don't think it will be an issue.

Investors obviously want their properties rented with no issues but they also want to be in the know and have a good line of communication when things come up.

We value the opportunity to work with clients and partners in the real estate community.To address @David Ramirez' suggestion, if any title issues are found, the earnest money is fully refundable.

How can I correct cashflow issues if I have 3 properties?

Quote from @Jason Burkart: Quote from @Linda Weygant: A few issues come into play on this.1.