Now the regular pages are just the same words I hear on podcast.When I started my one and only SFH I spent 1/2 year longer renovating than I planned almost doubled the budget, moved a family of four and a dog into a 700 sq ft home, slept in laundry room had no a/c(I work in extreme heat) almost got a divorce, lost 600/month for g months longer than I planned, had cops called when I found perfect tenant three times in two weeks had “maintenance calls” three times in in a month.

There is another test you can try for which is a flat 500 hours, but that is extremely hard to justify on just one rental. 

I would like to find someone that can identify things that a) don't have asbestos and thus don't need to be tested (e.g. kitchen cabinets)b) things that  90%+ likely to have asbestos and thus should be treated as having asbestos (i.e. handle with extreme caution.3) Is there some certification that I can get that states that a home is asbestos free? 

As you said, having 6 months of rent coverage Is extremely important.

I do recognize the GR is an extreme case and hopefully we do not experience anything similar to GR.So their theory does not match my reality as someone who actually had well established STRs at the GR.I suggest you be leery of people who present theories without any experience related to their theory. 

You may also be acquiring leases that you don't want to be stuck in.Generally if you acquire LLC units, you will be able to at least get a federal basis step up in the underlying assets.Also generally when you acquire LLC units, most states still trigger real estate transfer taxes. 

I recently had a baby girl and am extremely anxious about getting stuck in the rat race and not providing the life she deserves.

In all honesty, this rental increase in a depressed area makes me wary that future increases will be more unreasonable and more extreme, and I should "get while the gettin's good."

There are definitely 2 schools of thought, finance nothing buy everything in cash, or less extreme version that encourage not taking on debt to invest - the "vermillion school".

I also am extremely dependable and organized.