But if you do hire, we will do a better job and prevent errors.

Somehow I had never heard of this before and kind of stumbled on the info while talking to my lender how some of the flips I'm doing (thank god I did too).The flip rule prevents flippers from selling their projects for a profit for the first 90 days, beginning from the day the deed is recorded.  

Prevents you from ever having to file personal bankruptcy in such a case. 

@Brett Allen First take any and all actions necessary to protect your property and prevent further damage.

Will you still have some bad apples, sure, but it will help prevent them.

Taking action mitigates fear, and fear can prevent you from taking action.

Are there rules around taking out a home equity loan on a rental property that would prevent this?

With a pool you should always have it completely fenced off to prevent a neighborhood kid from drowning.I would not assume that the bank whom owns it or the town will care about the broken fence and replace it.

This prevents a slow moving Title Co from delaying your settlement. 

Did any of these factors prevent the last cycle from ending?