I acknowledge that there might be downturns from time to time, but IMO Toronto comes out of each one stronger and better. 

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

I have seen many properties where the foundation or supporting walls were rebuilt to be as strong, if not stronger, than most homes.

It seemed like a lot in those days but we grew stronger and we are out of the rat race now.

It will cost you less money in the long run to find a stronger tenant now.

If you can still pull from that HELOC, look for a stronger margin on the next deal without owner-occupy, unless you want to wait the 1 year on the HUD home before your next purchase. 

Sandwiching these joists creates an even stronger floor (think I-beam). 

Find a stronger deal.You profit on the buy, never get involved with a deal like this.

Armed with that data you can be standing on a stronger footing when you view the property.  

This is for a few reasons: Lower crime rate, lower vacancy rate, better pool of renters, less SFH inventory on the market = higher retail value, and a stronger economy.