This bank advertises HELOC’s on its home page so I assume there was one that was usedA few weeks ago, a substitute trustee was filed.

I can tell you the foreclosure rate in Wake county will go up in about 6 months based on a spike (e.g. doubling Y/Y) in S-T (Substitute Trustee) filings.

I'm glad it has worked out for you and hope that it continues to do so ... there is still no substitute for thought, grass roots analysis, and understanding all the unwritten assumptions that go into these calculators and any analysis.

@Juan Pardo I think you are 100% spot on, as far as I can see it.At least my models are no substitute for a professional on-site inspection and assessment by someone who is really knowledgeable in their market (like you portrayed nicely).

Nothing can substitute a hard estimate based upon historical numbers.

To add a bit to what @Jim K. said:  Use real TSP, if it's sold in your area, and not "TSP substitute". 

This information is provided for general purposes and is no substitute for the advice of a CPA familiar with the details of your situation.

Unless you openly advertise/disclose this to your new tenants, has your situation really changed by simply substituting a new potential victim?

From my perspective, a few guiding principals can help one focus on a correct approach:1)  Asset planning is best implemented as an adjunct to a larger financial, tax, and estate plan, not as a substitute;2)  It is helpful to objectively assess the level of risk in one’s activities.

But NOTHING will substitute for on the ground experience.