I ask them to verify nothing has been late and more often than not the prospect lies and was late this year on a car payment or CC which disqualifies them but sometimes it was just an unfortunate circumstance medically that I don't know if I could dig myself out of either. 

However they had to have the laws changed in order to operate, which only happened because of a specific set of circumstances involving a huge flood and the owner being friendly with the mayor.

Today, we are just dealing with a different set of circumstances.

This is not a change of circumstances but your pre-mediated plan.

If you sell because of health, work, job, or unforeseen circumstance you can get the section 121 even if you sell before 2 years.

There are very few circumstances where I foresee you needing this.  

However, there are a few different ways to accomplish this, and the best option will depend on your specific needs and circumstances.

Then enough reserves for overages, unforeseen expenses, and monthly interest payments so another 10-15% in total costs in liquid reserves. 

While equity financing can be a smart move in the right circumstances, the sheer volume of people turning to it lately seems to suggest something deeper might be going on.

I want to make sure that I am adequately protected against potential liabilities and unforeseen events, so any guidance from experienced landlords would be greatly appreciated.