Generally speaking solid insurance and a good umbrella policy will provide ample financial protection for most liabilities.

I speak with the tenants personally and they are usually happy to tell me all the issues.

However, the idea of running a rental business while waiting six months for payments especially with bills still coming in doesn’t seem sustainable.Can anyone speak from experience in the current market?

You may want to speak with other real estate accountants if you're not happy with your current one.Good luck.

Re 3X 6X not sure what you are speaking about.I was addressing reserve requirements which do not have anything to do with PITI 

Let it speak for itself or let people figure it out on their own.

Many lessons have been learned firstly is you can’t be too nice or trusting and second is, don’t wait to figure out the refinance and cash out process and until you are almost done with rehabbing the property because currently going through a very lengthy, cash out refinance ordeal at the moment as I’m trying to get financing terms finalized as we speak.

Generally speaking the closer you get to downtown the rougher the area is.

Christian, first off, I want to acknowledge your determination—you’ve stuck with this even through the tough times, and that speaks volumes about your commitment.

Thanks I honestly hate public speaking Which is weird considering I was in front of classroom for almost 20 years If your ever in po m-f shoot a call or text  I’ll try and make time to meet for a coffee