I am not at the point to leave it behind, but would love to hear how you will substitute the current income.

IMO there is no substitute to having a good portfolio lender you can work with when it comes to your long term financing needs for buy and hold.

Not a substitute for spreadsheet though.

Read #2 above, and substitute "rental" for "4 sale", and "monthly expenses", for "costs".When you find a market, as specific "Micro-Market", where all three of these requirements are found, you have your micro-market of choice. 

Nothing is substitute from implementing the information, going out there and making it happen.

I will say that nothing substitutes pure motivation but my logic is to capture all the leads I possibly can and hopefully my sales and people skills will help convert the lead.

As a rule of thumb, I ignore rules of thumb as I find that most of the time they are a poor substitute in an attempt to shortcut around actual thought and analysis, and the results are mixed at best to put it kindly.

There's no substitution to sitting down with someone and finding out whether things align well.

Since I have it available from my notes, and there seems to be the question of whether the Trustee lumped the judgement in with the foreclosure sale, here is the newspaper ad: Trustee's Sale 4502 Kerrybrooke Drive Alexandria, Virginia 22310 (Tax Map No. 0821120045) Default having been made in the terms of a certain Deed of Trust dated October 14, 2008, in the original principal amount of $341,212.00 and recorded in the Clerk's Office of the Circuit Court of the County of Fairfax, Virginia in Deed Book 20147, page 1097, the undersigned Substitute Trustees will sell at public auction on May 20, 2015, at 10:00 a.m., in front of the building housing the Fairfax County Circuit Court, 4110 Chain Bridge Road, Fairfax, VA, the property designated as Lot 45, Section 1, KERRYBROOKE, as the same is duly dedicated, platted and recorded in Deed Book 2923, at Page 598, among the land records of Fairfax County, Virginia.

This is not meant as a substitute to liability coverage; but an additional layer of protection.