Less licensees paying into the pot means everyone's costs go up.

For a 30 year Conventional loan, I'm at 6.5% rate (6.808% APR) for a duplex, 95% LTV, 780+ FICO, owner occupant.And I'm assuming they're paying $2k of your closing costs - not your down payment.

Often times you will pay much more in taxes than if you pulled the money out, paid the taxes and penalty and then started investing in real estate.For example, with the financing you mentioned, the IRA must pay taxes on the portion of the profit earned by financing. 

They put one of their employees into one of my houses, and after I switched to a new property manager, that tenant stopped paying rent (amazing!)  

If the tenant is claiming to be living in a hotel, she may try to get you to reimburse for that cost unless section 8 has a new process to reimburse them for this... which sounds absurd but I'll let you deduce whether or not you're dealing with someone who is used to paying for things out of their own pocket. 

The reverse mortgage company wants buyout and I dont have over 200k to pay out.

@Jon D. some questions, the answers may help you better focus.1) Why did you pay your primary mortgage off in the first place?

Now, you need to figure out how to find deals and pay for them.

I was wondering if it is worth paying for BP pro membership for the special discount with Home Depot (e.g. flooring, appliances, etc). 

Now, you need to figure out how to find deals and pay for them.