@Sam Booth - I agree that planning out your CapEx can be difficult. 

Then it shouldn't be that difficult, but do put everything in writing and sign it.

As it get's more difficult to buy for people, it's a shift, making more tenants.

(total approx 200k)We cannot find anyone to loan us money (ok we tried like 2 places)---I just never thought this would be so difficult because we own a house outright & we are still getting turned down because of 2 late mortgage payments when my husband was injured & out of work for 5 months last year.We both work and made enough money on our first flip to buy the 350k house outright.I am a real estate agent & our area is very rural. 

I do use the term "avoid" but it is quite difficult for anyone to avoid nuisance lawsuits today.

because I'm thinking no one can really tell you when to sell your property, since it would be difficult to get a loan from a private/hard lender first off.

I think in the absence of the lease stating anything this is a difficult situation.  

If you are to the point where you are feeling the effects of too many personal loans, you will start seeing the ability to qualify with a conventional product becoming more difficult.

Marketing is very difficult done right.  1-2 properties a year is a great goal.  

Mostly, because the property was difficult to obtain bank financing.