A PMC can get a bad reputation really fast and be forced to use only the WORST contractors that are unreliable hacks. 

I realize this could have been bad luck (for the PM company) but while they accepted responsibility, they didn't, for example, reimburse the cleaning costs.

Also, for every good deal, there could be bad deals others will try to spring on me due to my disadvantageTo that end I have been considering two paths:A.

I plan to turn a run-down house no one wants into a beautiful and desirable property that other women will fight over.

Just keep in mind that using that emergency fund to buy your next property and having tapped a HELOC already may leave you in a bad spot if you run into a similar problem again.Also, I’m not 100% sure, but I have heard that personal loans don’t your credit more so than other types of debt so be sure you look into that if you go the personal loans route and then planned to finance your next purchase soon after.

I would not wait for something bad to happen.

Well, when goes down that's bad for buyers.

That’s not a bad idea.

And lets say you then rehab it only to find out there is bad title and you make a title claim.. if there is no loan on it your only going to get 50k from title insurance and you will lose the 50k you paid for the assignment and any money you put into rehab. 

I am definitely juggling a lot, laying the foundation to eventual financial freedom is fighting tooth and nail for every inch.