2018 landlord is highly unlikely to remember her or have records.How stable is her employment -> income?

I wasn't interested in investing at the time, but I did have a chance to talk to a local broker and remember the asking prices being shockingly high compared to what the locals make.

There is only so much time in a day, week, month, year, so remember your focus will need to be divided up between real estate investing, family, and enjoying life.

We have a break lease fee (we operate in Kansas and Missouri) and I know we use a flat fee and not a multiple of the rent (I think because that way the deposit cannot be applied to it or for some reason with local laws, admittedly I don't remember).The main thing is though that 1) it's in your lease and 2) it's in compliance with your local and state laws.

Remember Vero? 

If I remember correctly, Civic Source is an auction service that operates in the tax lien foreclosure space and they own/bought a title insurer to issue policies on the properties they sell.

Stay open-minded, think creatively, and remember that negotiation is a people business

At that point I remembered I had a home warranty policy. 

First things first, you’re awesome 😊Also, I’m happy to give you the “guy on the internet who you don’t know and now has advice about your financial future opinion”, but just remember that’s what you’re getting.It sounds like you’re going through the right mental arithmetic.

Remember with a heloc, you only pay interest when and if you've withdrawn the money and once you pay it off you can use it again.