@Daniel 50k in remediation expenses on a deal worth 1.4 million seems like a pretty minute hiccup on that deal I can't imagine the profit margin on that deal would be slim enough to collapse a deal over 50k... but I understand what your saying for sure and is a very valuable point. 

I just have a certain type I like in certain areas, and the wholesale market for em in this area is slim.

The status of the real estate market is going to play a major roll in how profitable or unprofitable it can be.A couple years ago everyone was flipping due to record low prices now the market has moved up and margins have slimmed down.To really make a go at it you need to evaluate what your competitive advantages are.

The end result, in attempt to avoid the (slim) possibility of the due-on-sale clause being triggered as you mention, was I left them out of an LLC and just got the umbrella insurance policy.

That's a real slim return and just one turn over will pretty much wipe out a whole year of profit. 3 years ago would be a different story when prices were skyrocketing and you had good appreciation gain, but appreciation rates have cooled a lot and will continue to do so in 2015.

I'm continuously looking for ways to invest even though my finances are slim.

Like you, opportunities for new purchases that make sense are slim right now.

When you transfer the property, the bank has the right to call your note due, but the likelihood of that happening (assuming you are making your payment on time, etc.) is slim to none.

Anything on the MLS is going to be very slim margins.  

Yes I’ve seen the taxes in those areas and have been shocked with how high they are and how quickly they can eat away at already slim margins in terms of NOI.