@Mark Whittlesey @Dawn Anastasi @Annette Hibbler @Karen Margrave @Cecil Russell Thank you all for your contributions to the thread and your insights.It appears that many from Coast to Coast have experienced the same issues and frustrations with contractors that I have so this is not isolated to my market.

This is the question that I feel many are downplaying by simply sighting that rates are low in an absolute sense within a historical context rather than looking at the relative value and risk of all other alternates of today, which is historically unprecedented.Personally, I'm concerned for those that seem to think they have total and 100% control over their total returns in REI, or anything else for that matter, regardless of what the market does ... while I do try to isolate what I do know and have control over from what I don't and focus on the part that I do, having been through the last downturn I try to maintain a bit more humility and margin for error around the vast portion that I don't.

For example, if you own a home or have stock or retirement accounts that you want to protect from lawsuits that could happen at your rental property, then you isolate liabilities by placing them in separate entities.

You have to isolate each units water supply .

I operate multiple LLCs for my rentals because I want to be sure they are isolated from each other. 

The problem is that sound and vibrations travel through solid objects and unless you do drastic things (isolation of the floor joists to the structure?)

If I just isolated the question about student loans versus your mortgage, I would ask to clarify the following:Are you saying you have about $65,000 in equity at this point? 

It's also nice to be reminded that most/all commercial lenders are likely going to be conservative enough that if they lend to me, I'm probably in OK shape - I wasn't aware the crash was quite so isolated to SFRs from a foreclosure standpoint, but that's very reassuring. 

You can do your own pressure test to isolate the issue. 

Unfortunately because of my transportation situation, and the fact I moved an hour away from everyone and everything I know, i'm relatively isolated and unable to find another place in the short time the landlord threatened me with.