@Bella KaufWeather-- if it gets below 20 degrees, I get calls about the HVACs not working (they are, it's insanely cold), and then you have to worry about pipes freezing.. and then when it gets super hot, you similar calls about it not working again (it's working, it's hot outside!)  

My recommendation is to exhaust your 10 residential mortgages then once you get past that start buying commercial properties using an LLC to take title.

Also the pipes froze at one point this year so not sure how serious that is.

What we do know now:Tenant has changed locks.House has some issue with sewer gas coming up into the home, which may have happened from property managers husband plumber fixing pipes as we did a huge repair and it started around then.Tenant is now reducing rent by 1/3 legal in New Mexico because of sewer gas.People who we have tried to look at the property to fix the problem have refused to work there because the tenant is freaking them out and talking about lawsuits and looks like she is on drugs.People now keep mentioning drugs to us, but when we spoke to the officials they had no records of tenant other than a fresh eviction before our house. 

It would exhaust a material portion of my own liquidity for the money down and closing/inspection costs, but I'd have a much more affordable loan than HML and this 2-stage approach seems simplest to me. 

Most get to 13-mile (in marathon speak) exhaustion/frustration and start painting over mold or putting too much on an electrical circuit.   

I just wanted to make sure that I'd exhausted the more conventional or known paths to coming up with a down payment for an investment that size.

Then a month later we get a call from the Property Management company telling us the tenant had moved out without telling anyone and during the time the tenant was gone (could have been over a month or more) a pipe burst and flooded the house. 

The house needs some exterior work, namely a paint job, a new landing/walkway, have some pipes removed and hidden plus landscaping and tree removal.

Everyone who wants to pay half and get double can move right along...hahaThat being said, it's going to be the larger deals that give me enough commission to build seed capital for my own investments and ultimately free me from running my exhausting (but profitable) service business.