One, the investment may have been one that worked well but a mostly unforeseen occurance happened, to either the economy in general or to the subject investment in particular.  

Guests normally don't like to be asked to cover damages that they caused and sometimes give a lower rating because we ask them to cover it even though they have COI that insures my listing.So I'm exploring the event guest screening option that they could put down the security deposit as well. 1.

(Be sure to factor in vacancy, PM fees, maintenance, etc in addition to PITI)•Do you have additional reserves to cover unexpected expenses like long than expected vacancies, high turnover costs, or major repairs (e.g., HVAC or roof replacements)?

With an FHA loan, you can finance a 2-4 unit property, live in one unit, and rent out the others to cover your mortgage.

I would think a Waste clause would cover the  P  I  G tenants fine.

Where will the money come from to cover your mortgage payments AND the needed rehab work?

There are pros and cons to using DPA with your average conv/fha loans ( yes this is how you arrive at 0% down or 100% CLTV or combined loan to value financing).Conv and FHA lend up to 95-97% so that remaining 3-5% down is covered or partly covered by the remaining local DPA programs.

I'd direct you to this posting, which seems to cover the same type of question: Having a real estate agent VS being your own real estate agent?

Ask the person above to recommend a trust Attorney.3.Ask them for a finance company or bank that covers those states.

Not sure if that will be helpful.You could also work with your agent about a big umbrella policy to cover the uninsured parts.