Hello, I have a primary residence and about $10k in bad debt (not including car note, student loans and a small medical bill).

Sure, but for every bad contractor there is also a bad investor/ home owner that has not paid a tradesman upon completion of a job.

I specifically want to call out one of their Senior Accounts Associate, Charlotte Cunningham, who helped me through the process on my first purchase as I needed to buy a sizable amount of furniture quickly and she was able to help me make moves quickly...and didn't make me feel bad whatsoever when I pulled back a few items at the last minute I was able to find them cheaper elsewhere.

It’s not an area that you can say this zip code or this neighborhood is good or bad.

I've seen a few hundred dollars for lease renewals versus they may charge a month's rent to find a tenant and you are reducing the risk of having a bad tenant with the turnover.

For someone that's not as conservative, or a different view on the cycle, they might have a different opinion than me on all of this.2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

Quote from @Chris Seveney: @Ryan KohenIt’s gotten some pretty bad reviews here on BPDo you like it or have an alternative ? 

Of course the goal should be on the first page by anytime but that is usually bad ROI since the price is the biggest factor on the rank.

Before the income subject to UBIT is calculated you can depreciate and deduct expenses and losses on that portion of the income so generally it's not as bad as people think. 

It is my belief your current situation is not a bad position (it is a goid position that will improve with time).