Like David Beard says above, I've never seen a HML lend on current value, always a percentage of ARV.

I see the draw of managing your own investments but to me its worth the percentage to have someone handle leases, repairs, turns etc.  

I'm fairly certain, that I represent a small percentage of folks who are willing to publicly address there concerns.

Need to have deep pockets and buy right in the appreciation cycle for those equity gain only markets to have a chance at working.People employing this strategy should only have a small percentage of the overall portfolio dedicated to it.

Many of these were inherited tenants so a large percentage of them may have been deferred maintenance / bringing units up to standard.I did have one tenant who in retrospect I think may have been running an AirBnB scam out of the unit because she was there 1 year and it looked like it had 10 years worth of living in it afterwards, and was 10k to fix up after having just been fixed up before she moved in.Recently, another house of mine a tenant progressively went crazy and started getting violent / lots of run-ins with police. 

The classic plan if you intend to pull out of the market temporarily is to drop the price by a significant percentage when you re-market at a later date. 

You are absolutely accurate in saying that Craigslist is a great source for tenants, although I can't say my experiences are similar to yours in terms of the overwhelming percentage of tenants coming from one site.

There are some public insurance adjusters who listen in on fire department radio frequencies, show up at the scene of a fire and then try to convince the property owner to hire their services for a fee or percentage of the claim.

Another strategy is look for areas where there is a high percentage of cash sales.

Have factored in an additional percentage based on the points and analysis Giovanni has made.