I have disclosures the seller signs stating that the DUE on sale exists, we're not taking the loan out of their name and if a problem arises they agree to help resolve the problem. 

I save up all my cash flow and money from real estate sales and buy up property as opportunities arise.

Most of your potential buyers will likley be using funding, wich means there's a potential you could not close in time if any problems were to arise during escrow,and, again this is assuming you get an offer within the first 45 days, then 30 days to "hopefully" close.

In history the Fed always massively cut rates when a problem arises/breaks.

I could refi to tap into that equity, but then my slim cash flow disappears and I would have to find another property worth buying that would likely also have almost no cash flow short term or long term due to same maintenance and repair issues that will continually arise, even on newer properties.  

You will need this to convince the bank you are a worthy buyer if that opportunity arises.

. --(1) During the period beginning with the filing of such complaint and ending with the filing of a charge or a dismissal by the Secretary, the Secretary shall, to the extent feasible, engage in conciliation with respect to such complaint.(2) A conciliation agreement arising out of such conciliation shall be an agreement between the respondent and the complainant, and shall be subject to approval by the Secretary.(3) A conciliation agreement may provide for binding arbitration of the dispute arising from the complaint.

My advice is to get a large equity line on any real estate you have and keep that powder dry in case any of the deals arise.

All because we stuck it out, got creative and made it work.Plus each time a challenge arises, we learn from it and makes us better people and investors.

Once you have a HELOC, you are set to pull from it whenever you need it.Saving and investing once an opportunity arises will allow you to lock in your interest rate for 3-7 years.