However, we are hoping to continue our investing portfolio where we currently live and have a lot of equity tied up in this home, preventing us from moving forward.

Landlords can enter a tenant's property for a variety of reasons, including: Making repairs or replacements Responding to a tenant's request Removing unauthorized window coverings Preventing waste of utilities Changing filters, testing, or replacing smoke detector batteries Inspections Helping with an emergency inside the unit Posting a notice of eviction"Research your state laws because some of your comments indicate a lack of understanding of the landlord/tenant laws where you are operating (like threatening the tenants to keep the security deposit if they don't respond to you, I doubt that is actually a valid reason to keep their deposit, or evicting for late payments, or charging the tenants for your warranty repairs because you missed your 11 month inspection window which was your responsibility, and it looks like your lease says you can charge up to 18% interest for unpaid fees, is that actually legal?).

If a real estate “guru” ever tells the truth it’s only by accident  

The appreciation will prevent it from losing.

Almost all DSCR loans will have either A) a prepayment penalty which prevents you from selling or refinancing within a given period without paying a cost, or B) a combination of higher rates and points to offset the lack of a prepayment penalty.

Is it segregated (only my funds in the account)- do you have an attorney on staff that reviews exchange docs and keeps them current - what is the typical time for your staff to complete an exchange ( you want to get a feel for if they are understaffed and can they get the work done on your time frame)- how many exchanges do you do a month- what is your errors and omissions insurance through, can I get a copy- what is the amount of your fidelity bond - for each occurrence- what protections are in place to prevent wire fraud- will my funds be used by the company for outside investments (goes back to the type of account funds are held in)- who will be my contact during the exchange (goes to customer service, you want one contact who you can reach by telephone)Investors should keep in mind that it is their money they are placing with a QI to hold for a short period of time and be sure they feel comfortable with the company they choose to perform this role. 

From there, you can determine the best solution to remedy the issue and prevent its recurrence.

I've seen numerous QI's fail during my 40 years in the business, and most of the failures would have been prevented had their been government oversight. 

This was a new purchase with a few vacant units so I couldn’t prevent the vacancy at this time of year but going forward I will make sure none of my leases are expire in NOV-DEC.

From screening to security deposits to eviction, recent laws create many ways for owners to trip and fall.And now Multnomah County has prevented landlords from evicting delinquent tenants.