The seller even drives by the property on occasion and tells me how thankful she is that we're taking good care of it - - it means a lot for her personally and for her father's legacy.

We were told NO on every single occasion.

An aggressive approach would be to own 3 - 4 Subway (fill in the blank with the business) units which would allow you to have a General Manager AND the Real Estate (say $425,000 per unit). 

Never tried it but both are top companies and I would not hesitate...custom has a tech line that I have used on multiple occasions for questions.

HELOCs are advantageous for this reason, because if you do a cash out refinance you're paying interest on that money all the time instead of on the occasion when you use it. 

Michael Blank's Syndicated Deal Analyzer is very popular, but bear in mind at any tool is only as good as the user.

Most are paid like Michael Blanks, which is pretty good.

There's a really good Warren Buffett quote that fits this occasion.

I have a lot of head knowledge but I’m drawing blanks as to what I should do.

Hi Heather,I have run into this on a few occasions - I don't have anything under 4 units insured through them but NREIG will insure based on value.