I have been buying foreclosures for rentals using cash from my 401k and doing fix up work, then rolling them into a mortgage (I'm at 8 properties, 2 under contract).  These are 3/2 SFH that are Upper $30k to $40k, nee...

This makes great buy and holds hard to do as the ROi is lowered as a result and the deal may no longer produce a great return.This is why hard money loans almost never work long term; in fact they are usually provided as a temporary bridge for either fixing and flipping or repositioning or awaiting credit or tenant enhancement.Depending on your particular situation and collateral, the premium for these non conventional loans above interest paid on conventional A paper will be 2.5 points to 12 points - or more!

That is a handicap caused by emotions and will only interfere with business decisions.

for those that say they dont allow pets.....pls see thread about ESA (Emotional support animals) and service animals....

Given that high touch flavor of the properties I'm thinking to sell them but maybe I'm reacting too emotionally? 

You need to think like a salesperson, connect with them on a personal level, if you can connect on an emotionally positive level you will win every time.

Single-family homes and even small multi family don’t rely at all on cap Rates, but on emotion.

My emotional side hates the idea of kicking a little old lady out of her house. 

no emotions. 

(about 80k, + emotional stuff about his unfinished projects) - considering investments, namely index funds. - - is this even reasonable before we are debt-free?