I closed a loan Monday for 4.75%.If you're just starting out you should exhaust all of your traditional financing options first.

You have really exhausted the ability of someone to help you who doesn't have first hand knowledge of your particular situation.

I am SO exhausted of LIES!

If you haven't already reached out to a lot of potential lenders, I'd reccommend investing time in talking to more lenders, especially local banks or mortgage brokers to try to find one that better understands self-emplyment income.If you've already exhausted that option, seller financing or finding a partner to work with might be ideas worth considering.

Can you withstand a 4 to 6 month period of no rent for 25% of your properties and/or large($15,000+) capex repairs for half your properties if a major weather event came about in the area?

I have exhaustively searched for additional financing with no luck.

Ian Madin, who directs the Oregon Department of Geology and Mineral Industries (DOGAMI), estimates that seventy-five per cent of all structures in the state are not designed to withstand a major Cascadia quake. 

For example, if you buy a property at 30% under market value; this allows you to withstand small market corrections and sell quickly to cover your original investment plus selling fees and hopefully have some profit as well.

The proceeds are used to settle debts in order of priority until the proceeds are exhausted and then the title is theoretically marketable.    

The liability coverage from my insurance is primary on the case and like @JD Martin said umbrella kicks in only after the standard coverage of $300K is exhausted.