Capex and tenant issues tend to exceed cash flow and when you decide to exit after a couple of painful years, you are in for another surprise:It is shockingly hard to sell cheap homes! 

Also, any advice for avoiding those unexpected surprises (or at least making them less painful) would be super appreciated.

Accessible through a link in his Linked in profile is the Emergency Business Relief( Link ), which claims to have recovered “over $300 million for clients,” through various Covid-19 and other government programs.

What pain points or problems have you encountered or seen when evaluating real estate deals?

I paid PMI which feels painful but if you keep your eye on the long term prize it's worth it. 

So unless the Fed is willing to start dropping hundreds of basis points at a time and without doubt unleashing a significant inflation "spring", or Fed's stepping in to convey some form of CRE finance relief something...... well the math is clear, Q1/Q2 '25' is gonna get real interesting real fast for Commercial Properties. 

Additionally, I certain that some of us are due some relief as a result of dealing with this terrible organization.

You can Google it, but in general Judicial=Longer, more painful foreclosure process.  

The time it takes for the draws from tenants and then the ACH transfer to you leaves you getting pain on the 7th or 8th of the month, the $1 ACH transfer fee is an annoyance that has drawn some complaints that are as petty as the fee feels, the new tenant application features are sub-par, and I'm not sure how well it properly informs tenants of the additional charge for credit cards as I got panicked texts about the added fee from a tenant already going through some hardship.

Real estate is not for everyone and is a pain in the a## if you don't really like it.