Except for time, taxes, war, inflation, divorce, wasteful spending, theft, incompetence and alcohol. 

At the higher PV, you have $5k more in PV and equity).Your CF is around $20k/year, which sounds great, except when you introduce the equity into the discussion. 

I can do all the due diligence beforehand, except the soil I have bought a ton of land at auction and tax sales over the last 40 plus years..

With few exceptions people do not see something for the first time, decide "I NEED THAT" and make an instant purchase.Ideally, each time the customer is exposed to you, they are left with an impression / touch.

While not being specific as to why there were delays (except what we know-that there is a wait on the process of a national builder buying out properties), she said they were temporary delays recently and that they were not permanent.   

.: I haven't really noticed any change at all in my market except minor changes to the standard contracts (minor language changes in contract to buy and sell, listing agreement, and buyer's agency agreement). 

-> Where to find people (architects, surveyors, etc): it’s hard to find people who operate on a national level, except for the main real estate agents.

There are exceptions where bankruptcy can make sense, but this isn't one of them, in my view, based on what you've shared.

I haven't left more than 5-15K in ANY on my properties and have created a lot of equity in all of them except Toledo.

I am also in Cincinnati and I did speak with True Home Ohio (https://truehomeohio.com) and they seemed to be somewhat reasonable except I believe they take a flat fee of $105 per door so depending on how much rent is for that door it could be cheaper or more expensive but their other fees I thought were very reasonable.